481 Poplar St · Clinton, AR 72031

$92,000

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 183 Days on market

Built 1973 6,098 sqft lot $85/sqft · 19% below area Est $114k · 19% 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 +24.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3 bedroom 1 bath home in a convenient location just a short walk to Clinton Public Schools. The home offers a carport, large living and dining area as well as a low maintenance yard. Currently used as a rental, making it a great opportunity for investors or buyers looking to add personal touches. With a few modern touches, this home has strong potential. Agents, please see remarks.

Key facts

• Low maintenance yard
• Carport
• Convenient location

Tags

• CONVENIENT LOCATION
• CARPORT
• LARGE LIVING AND DINING AREA
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% in Clinton — 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 74/100 on livability (#15 in AR, #4,397 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Clinton School District (rural): math 46% / reading 45% proficiency, ranked #41 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($636 loan paydown + $9k appreciation (10.0% local appreciation)).
• Van Buren County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $114,165
• List price: $92,000
• Delta: -19.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 3rd St	0.27mi	3/1.0	1,064 (-2%)	10mo	$100,000	$94	76
518 Pine St	0.22mi	3/1.5	1,143 (+6%)	5mo	$135,000	$118	74
390 Patton	0.28mi	3/2.0	1,160 (+7%)	3mo	$105,000	$91	69
275 Patton St	0.39mi	2/1.0 (-1)	1,120 (+4%)	4mo	$57,000	$51	67
290 Oak St	0.18mi	2/1.5 (-1)	960 (-11%)	11mo	$112,000	$117	57
114 Pine St	0.44mi	3/1.0	1,202 (+11%)	19mo	$25,000	$21	45
210 Kemp	0.37mi	2/1.0 (-1)	938 (-13%)	14mo	$75,000	$80	44
299 Highway 95 E	0.42mi	2/1.0 (-1)	1,196 (+10%)	24mo	$40,000	$33	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.42×
• Total profit: $62,268
• Equity at exit: $82,881

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $173,735
• Equity at exit: $178,736

Cash invested: $25,760 (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 72031

• Home prices YoY: 5.2%
• Active inventory: 100
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $191

Break-even live

Break-even rent $723

Max offer price $92,000

Occupancy floor 75%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $92,000 Active 183 DOM
2. 2026-06-18
   days on market $92,000 Active 182 DOM
3. 2026-06-17
   days on market $92,000 Active 181 DOM
4. 2026-06-16
   days on market $92,000 Active 180 DOM
5. 2026-06-15
   days on market $92,000 Active 179 DOM
6. 2026-06-14
   days on market $92,000 Active 177 DOM
7. 2026-06-12
   days on market $92,000 Active 176 DOM
8. 2026-06-09
   days on market $92,000 Active 173 DOM
9. 2026-06-08
   days on market $92,000 Active 172 DOM
10. 2026-06-07
    days on market $92,000 Active 171 DOM
11. 2026-06-07
    days on market $92,000 Active 170 DOM
12. 2026-06-04
    days on market $92,000 Active 167 DOM
13. 2026-06-02
    days on market $92,000 Active 166 DOM
14. 2026-06-01
    days on market $92,000 Active 165 DOM
15. 2026-05-31
    days on market $92,000 Active 164 DOM
16. 2026-05-31
    days on market $92,000 Active 163 DOM
17. 2025-12-19
    listed $92,000 New Listing 393-char remark

    Show marketing remark (393 chars)

    Charming 3 bedroom 1 bath home in a convenient location just a short walk to Clinton Public Schools. The home offers a carport, large living and dining area as well as a low maintenance yard. Currently used as a rental, making it a great opportunity for investors or buyers looking to add personal touches. With a few modern touches, this home has strong potential. Agents, please see remarks.

18. 2022-02-14
    soldstatus $157,000
19. 2020-07-21
    soldstatus $60,000 Sold 168-char remark

    Show marketing remark (168 chars)

    Adorable 3 bed 1 bath home within walking distance of Clinton public schools. Would be a great starter home or rental property. Located at the corner of 3rd and Poplar.

20. 2020-06-23
    status Under Contract 168-char remark

    Show marketing remark (168 chars)

    Adorable 3 bed 1 bath home within walking distance of Clinton public schools. Would be a great starter home or rental property. Located at the corner of 3rd and Poplar.

21. 2020-05-01
    listed $69,900 New Listing 168-char remark

    Show marketing remark (168 chars)

    Adorable 3 bed 1 bath home within walking distance of Clinton public schools. Would be a great starter home or rental property. Located at the corner of 3rd and Poplar.

22. 2016-09-25
    historical
23. 2015-09-27
    listed $69,000 New Listing
24. 2015-09-24
    historical
25. 2015-07-06
    status Back on Market
26. 2015-06-01
    historical
27. 2013-10-16
    listed $74,900
28. 2013-09-30
    historical
29. 2010-04-02
    listed $78,000
30. 2009-10-30
    soldstatus $75,500
31. 2009-10-30
    soldstatus $76,000
32. 2009-09-25
    historical
33. 2009-07-18
    listed $79,500

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,579
• − Mortgage interest: −$5,153
• − Property taxes: −$602
• − Insurance: −$460
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,676
• Taxable income: $835
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,096/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: Clinton School District
• NCES district ID: 0504410
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $32,018
• Composite: 37.34/100
• National rank: #4438
• State rank: #41 of 238 in AR

Livability — Clinton

• Score: 74/100
• State rank: #15
• US rank: #4397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, AR
• Population (ZIP): 7,108

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 15,459 people
• By 2030: 14,645 · -5.3%
• By 2040: 12,918 · -16.4%
• By 2050: 11,263 · -27.1%
• By 2075: 7,870 · -49.1%
• By 2100: 4,918 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 4% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Van Buren

• 2024 margin: Solid R (+60.2) · D 18.9% · R 79.0% · Other 2.1%
• 2008→2024 swing: -28.5pp toward R · 2008: -31.7pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+53.9 2012: R+39.5 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.08%
• Current HPI: 244.9609
• Rent YoY: —
• Metro: —
• 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

+15.7% since first listed

17 events — show timeline

• 2025-12-19 Listed $92,000 CARMLS
• 2022-02-14 Sold (Public Records) $157,000 Public Records
• 2020-07-21 Sold (MLS) $60,000 CARMLS
• 2020-06-23 Pending — CARMLS
• 2020-05-01 Listed $69,900 CARMLS
• 2016-09-25 Listing Removed — CARMLS
• 2015-09-27 Listed $69,000 CARMLS
• 2015-09-24 Listing Removed — CARMLS
• 2015-07-06 Relisted — CARMLS
• 2015-06-01 Listing Removed — CARMLS
• 2013-10-16 Listed $74,900 CARMLS
• 2013-09-30 Listing Removed — CARMLS
• 2010-04-02 Listed $78,000 CARMLS
• 2009-10-30 Sold (Public Records) $76,000 Public Records
• 2009-10-30 Sold (MLS) $75,500 CARMLS
• 2009-09-25 Listing Removed — CARMLS
• 2009-07-18 Listed $79,500 CARMLS

Property tax history

+13.8%/yr

Latest (2025): $602 · +10.0% YoY. Source: county tax records.