718 W Cross St · DeWitt, AR 72042

$75,000

3 bd · 1.5 ba · 1,318 sqft · SingleFamily public records · 31 Days on market

Built 1997 Fair condition 0.28 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

3BR/1.5BA brick home with 1,318 sq ft featuring spacious front and back yards, mature trees, and solid construction. Home needs TLC and updating but offers great potential for investors or buyers wanting to add value. Functional layout with opportunity to customize and make it your own. Sold as-is.

Key facts

• Spacious front yard
• Solid construction
• Spacious back yard

Tags

• BRICK HOME
• SPACIOUS FRONT YARD
• SPACIOUS BACK YARD
• MATURE TREES
• SOLID CONSTRUCTION
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Approx. lot dimensions 95' x 130' (0.28 acre); Approx. living area 1,318
• Financial info: Financing available: Conventional, Cash, In-house

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water
• Home design: Brick exterior; Level lot; Inside city limits
• Construction: Composition roof; Crawl space foundation
• Exterior features: Fully fenced yard; Outside storage area; Chain link fencing; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#100 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D-, amenities F.
• Dewitt School District (rural): math 43% / reading 42% proficiency, ranked #58 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $233 of equity ($519 loan paydown + $-286 appreciation (-0.4% local appreciation)).
• Arkansas County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $35,586
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 N Tyler St	0.08mi	3/1.0	1,176 (-11%)	19mo	$32,000	$27	60

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

Projected returns pro-forma

-0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.88×
• Total profit: $18,375
• Equity at exit: $20,360

10-year hold

• IRR: 23.3%
• Equity multiple: 3.50×
• Total profit: $52,565
• Equity at exit: $23,369

Cash invested: $21,000 (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 72042

• Home prices YoY: -0.2%
• Active inventory: 8
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $344

Break-even live

Break-even rent $624

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 31 DOM
2. 2026-06-18
   days on market $75,000 Active 30 DOM
3. 2026-06-17
   days on market $75,000 Active 29 DOM
4. 2026-06-16
   statusdays on market $75,000 Active 28 DOM
5. 2026-06-15
   days on market $75,000 Price Change 27 DOM
6. 2026-06-14
   days on market $75,000 Price Change 25 DOM
7. 2026-06-12
   pricestatusdays on market $75,000 Price Change 24 DOM
8. 2026-06-09
   days on market $80,000 Active 21 DOM
9. 2026-06-08
   days on market $80,000 Active 20 DOM
10. 2026-06-07
    days on market $80,000 Active 19 DOM
11. 2026-06-05
    days on market $80,000 Active 17 DOM
12. 2026-06-04
    days on market $80,000 Active 15 DOM
13. 2026-06-02
    days on market $80,000 Active 14 DOM
14. 2026-06-01
    days on market $80,000 Active 13 DOM
15. 2026-05-31
    days on market $80,000 Active 12 DOM
16. 2026-05-31
    days on market $80,000 Active 11 DOM
17. 2026-05-20
    listed $80,000 New Listing

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $12,716
• − Mortgage interest: −$4,201
• − Property taxes: −$824
• − Insurance: −$375
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,182
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,383/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3BR/1.5BA brick home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and interior walls. With updates, it has great potential for investors or buyers looking to add value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Kitchen countertops — Dirty and in need of replacement
• Major Bathroom fixtures — Outdated and in need of replacement
• Major Carpet — Worn and dirty, needs replacement
• Major Paint — Chipped and needs repainting

Value-add opportunities

• Both Paint and refinish kitchen cabinets — Improves both resale and rental value
• Both Replace countertops and fixtures — Improves both resale and rental value
• Both Replace carpet with hardwood or tile — Improves both resale and rental value
• Both Paint and touch up interior walls — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Kitchen countertops · Dirty and in need of replacement	Major	$15,000–50,000
Bathroom fixtures · Outdated and in need of replacement	Major	$15,000–50,000
Carpet · Worn and dirty, needs replacement	Major	$15,000–50,000
Paint · Chipped and needs repainting	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint and refinish kitchen cabinets — Improves both resale and rental value ↑
• Both Replace countertops and fixtures — Improves both resale and rental value ↑
• Both Replace carpet with hardwood or tile — Improves both resale and rental value ↑
• Both Paint and touch up interior walls — Improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dewitt School District
• NCES district ID: 0500001
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $37,526
• Composite: 35.39/100
• National rank: #4947
• State rank: #58 of 238 in AR

Livability — DeWitt

• Score: 67/100
• State rank: #100
• US rank: #10544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeWitt, AR
• Population (ZIP): 4,956

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Hispanic / Latino 5% Two or more races 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.38%
• Current HPI: 186.3419
• 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

1 event — show timeline

• 2026-05-20 Listed $80,000 CARMLS

Property tax history

+19.2%/yr

Latest (2025): $824 · +0.0% YoY. Source: county tax records.