905 Southview St

Dyer, AR 72935

$27,000B

2 bd · 1.0 ba · 1,372 sqft · Built 1950 · SingleFamily · Pending · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,082/mo
• Mortgage (P&I): −$142
• Tax + insurance: −$66
• HOA: −$0
• Vac / Maint / Mgmt: −$227
• Net cashflow: $647/mo
• Annual: $7,766/yr
• Cap rate: 35.05%
• Cash-on-cash: 102.72%
• DSCR: 5.57
• 1% rule: 4.01%
• Cash to close: $7,560

Investor read

• This is a 2-bed/1.0-bath single-family listed at $27k.
• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $997 of equity ($187 loan paydown + $810 appreciation (3.0% local appreciation)).
• Location reads 67/100 on livability (#101 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alma Primary School (701 students, 47% FRL); Alma Middle School (math 42% / reading 41%, grade F, #81 of 201 statewide, top 40%, 716 students, 44% FRL); Alma High School (math 25% / reading 38%, grade F, #128 of 292 statewide, top 44%, 1,003 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 3 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• Current owner paid $18k; list at $27k implies a 50% gain — meaningful room to come down on a strong offer.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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?
• 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.
• 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.
• 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.