303 Western Auto Rd · West Crossett, AR 71635

$29,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 32 Days on market

Built 1962 0.73 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your toolbelt! Opportunity awaits on this 3-bedroom, 1-bath fixer-upper situated on two spacious lots totaling approximately 0.73 acres. With plenty of room to expand, garden, or create your dream outdoor space, this property offers endless potential for investors, flippers, or buyers looking to add their personal touch. The home features a functional layout and solid footprint ready for renovation and updates. Enjoy the privacy and extra space rarely found at this price point. Whether you’re searching for your next project or a property with room to grow, this one is full of possibilities.

Key facts

• Two spacious lots
• Functional layout
• Solid footprint

Tags

• TWO SPACIOUS LOTS
• FUNCTIONAL LAYOUT
• SOLID FOOTPRINT
• EXTRA SPACE

Property features AI

Finance

• Other: Approximately 0.73 acres (approx. 30,692 sq. ft.); Approximate living area reported as 1,032

Exterior

• Parking: Carport for 1 car; Road access via paved and gravel surfaces
• Utilities: Utilities listed as other (see remarks)
• Home design: Wood exterior
• Construction: Crawl space foundation; Metal roof
• Exterior features: Screened porch; Level, cleared corner lot; Not in a subdivision; Inside city limits

Interior

• Kitchen: Electric range; Refrigerator included
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Washer connection; Dryer connection (electric); Electric water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, schools F, amenities F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1962 — 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. 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?
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: 3.28% ✓
• Cap rate: 29.13%
• Cash-on-cash: 81.56%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 81.8%
• Equity multiple: 4.75×
• Total profit: $30,465
• Equity at exit: $4,324

10-year hold

• IRR: 85.2%
• Equity multiple: 9.85×
• Total profit: $71,847
• Equity at exit: $2,507

Cash invested: $8,120 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $552

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 37%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $29,000 Active 32 DOM
2. 2026-06-18
   days on market $29,000 Active 31 DOM
3. 2026-06-17
   statusdays on market $29,000 Active 30 DOM
4. 2026-06-16
   days on market $29,000 Price Change 29 DOM
5. 2026-06-15
   days on market $29,000 Price Change 28 DOM
6. 2026-06-14
   days on market $29,000 Price Change 26 DOM
7. 2026-06-12
   pricestatusdays on market $29,000 Price Change 25 DOM
8. 2026-06-09
   days on market $39,000 Active 22 DOM
9. 2026-06-08
   days on market $39,000 Active 21 DOM
10. 2026-06-07
    days on market $39,000 Active 20 DOM
11. 2026-06-05
    days on market $39,000 Active 18 DOM
12. 2026-06-04
    days on market $39,000 Active 16 DOM
13. 2026-06-02
    days on market $39,000 Active 15 DOM
14. 2026-06-01
    days on market $39,000 Active 14 DOM
15. 2026-05-31
    days on market $39,000 Active 13 DOM
16. 2026-05-31
    days on market $39,000 Active 12 DOM
17. 2026-05-15
    listed $39,000 Active 609-char remark

    Show marketing remark (609 chars)

    Bring your toolbelt! Opportunity awaits on this 3-bedroom, 1-bath fixer-upper situated on two spacious lots totaling approximately 0.73 acres. With plenty of room to expand, garden, or create your dream outdoor space, this property offers endless potential for investors, flippers, or buyers looking to add their personal touch. The home features a functional layout and solid footprint ready for renovation and updates. Enjoy the privacy and extra space rarely found at this price point. Whether you’re searching for your next project or a property with room to grow, this one is full of possibilities.

18. 2026-05-15
    listed $39,000 New Listing

    Show marketing remark (609 chars)

    Bring your toolbelt! Opportunity awaits on this 3-bedroom, 1-bath fixer-upper situated on two spacious lots totaling approximately 0.73 acres. With plenty of room to expand, garden, or create your dream outdoor space, this property offers endless potential for investors, flippers, or buyers looking to add their personal touch. The home features a functional layout and solid footprint ready for renovation and updates. Enjoy the privacy and extra space rarely found at this price point. Whether you’re searching for your next project or a property with room to grow, this one is full of possibilities.

19. 1998-02-11
    soldstatus $23,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,427
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$844
• Taxable income: $6,551
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,050/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — West Crossett

• Score: 61/100
• State rank: #230
• US rank: #17362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Crossett, AR
• City population: 10,368
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+69.6% since first listed

3 events — show timeline

• 2026-05-15 Listed $39,000 CARMLS
• 2026-05-15 Listed $39,000 NWARMLS
• 1998-02-11 Sold (Public Records) $23,000 Public Records