406 24th St · Van Buren, AR 72956

$90,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 48 Days on market

Built 1970 0.71 ac lot Est $125k · 28% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy 3-bedroom, 1-bath home is nestled within Van Buren's city limits, offering convenience and easy access to nearby schools, shopping, and local amenities. Perfect for first-time homebuyers, or investors, this property combines a practical layout with a welcoming atmosphere. City sewer and water utilities provide added ease, making maintenance straightforward. Schedule your showing today and envision your future in this charming home close to everything Van Buren has to offer!

Key facts

• 0.71 acre lot
• Garage
• Built 1970

Tags

• CITY SEWER AND WATER UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.9% in Van Buren — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $125,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 N 20th St	0.40mi	3/1.0	1,026 (-0%)	2mo	$170,000	$166	79
1702 Alma Blvd	0.48mi	3/1.0	1,060 (+3%)	1mo	$152,800	$144	71
1705 Alma Blvd	0.48mi	3/1.0	1,008 (-2%)	7mo	$64,000	$63	69
1709 Cedar St	0.45mi	3/1.0	1,040 (+1%)	10mo	$127,000	$122	69
815 N 20th St	0.42mi	2/1.0 (-1)	973 (-5%)	9mo	$48,000	$49	59
1108 N 28th Pl	0.66mi	3/1.5	953 (-7%)	1mo	$95,000	$100	54
1629 Poplar St	0.45mi	3/2.0	1,144 (+11%)	6mo	$225,000	$197	51
1117 N 25th St	0.67mi	3/1.0	1,118 (+9%)	4mo	$154,000	$138	51
910 N 24th St	0.43mi	2/1.0 (-1)	900 (-12%)	7mo	$130,000	$144	48
2304 Birch St	0.62mi	3/1.5	1,134 (+10%)	5mo	$110,000	$97	48
1218 Baldwin St	0.73mi	3/1.0	1,120 (+9%)	6mo	$60,000	$54	46
2209 Maple St	0.72mi	3/1.5	1,107 (+8%)	9mo	$125,000	$113	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.76% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,991
• Equity at exit: $13,419

10-year hold

• IRR: 13.1%
• Equity multiple: 2.12×
• Total profit: $28,105
• Equity at exit: $7,782

Cash invested: $25,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72956

• Rents YoY: 4.8%
• Active inventory: 247
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $964 high
• Mortgage (P&I): −$472
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $234

Break-even live

Break-even rent $668

Max offer price $90,000

Occupancy floor 71%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 N 25th St Van Buren, AR	2.0	1.0	812	$895	$1.10	21d	1	0.33mi
2306 Jordan St Unit A Van Buren, AR	2.0	1.0	950	$850	$0.89	21d	1	0.47mi
206 S 26th St Apt G Van Buren, AR	3.0	2.0	1017	$975	$0.96	13d	1	0.48mi
208 S 26th St Unit D Van Buren, AR	2.0	1.5	1344	$825	$0.61	21d	1	0.51mi
1218 Chestnut St Apt C Van Buren, AR	2.0	1.0	950	$795	$0.84	13d	1	0.87mi
3409 Kibler Rd Van Buren, AR	2.0–3.0	2.0	1000	$1,075	$1.07	13d	1	0.96mi
1363 Shadowalk Dr Unit 1363 Van Buren, AR	2.0	2.5	1300	$625	$0.48	21d	1	1.00mi
2700 Rudy Road Cir Unit 2702 Van Buren, AR	2.0	1.0	900	$750	$0.83	13d	1	1.04mi
613 S 11th St Unit 2 Van Buren, AR	3.0	2.0	1174	$975	$0.83	44d	1	1.06mi
522 S 6th St Van Buren, AR	3.0	1.0	1424	$975	$0.68	44d	1	1.17mi

Listing history 11 events

1. 2026-03-02
   status Pending
2. 2026-03-02
   historical
3. 2024-12-19
   status Pending
4. 2024-11-21
   price $90,000
5. 2024-11-18
   price $95,500
6. 2024-11-08
   price $103,500
7. 2024-11-01
   listed $105,000 Active
8. 2007-02-02
   soldstatus $68,500
9. 2007-01-23
   soldstatus $69,000
10. 1998-06-18
    soldstatus $63,000
11. 1995-03-09
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $216 · $18/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$360/yr (+$30/mo · 166.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,562
• − Mortgage interest: −$5,041
• − Property taxes: −$216
• − Insurance: −$450
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,618
• Taxable income: $1,386
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,471/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, AR
• County: Crawford County · 34,546 people
• City population: 1,804
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+200.0% since first listed

11 events — show timeline

• 2026-03-02 Pending — NWARMLS
• 2026-03-02 Delisted — NWARMLS
• 2024-12-19 Pending — NWARMLS
• 2024-11-21 Price Changed $90,000 NWARMLS
• 2024-11-18 Price Changed $95,500 NWARMLS
• 2024-11-08 Price Changed $103,500 NWARMLS
• 2024-11-01 Listed $105,000 NWARMLS
• 2007-02-02 Sold (Public Records) $68,500 Public Records
• 2007-01-23 Sold (Public Records) $69,000 Public Records
• 1998-06-18 Sold (Public Records) $63,000 Public Records
• 1995-03-09 Sold (Public Records) $30,000 Public Records

Property tax history

-5.4%/yr

Latest (2025): $216 · -31.6% YoY. Source: county tax records.