1413 Hamilton · Mena, AR 71953

$109,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 88 Days on market

Built 1960 3,920 sqft lot

---

Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

Key facts

• Pull out drawers
• Fenced front yard
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• COMBO MUD ROOM LAUNDRY
• FENCED FRONT YARD
• PULL OUT DRAWERS
• SHORT WALK TO CORNER STORE

Property features AI

Finance

• Other: Potential taxes listed (source: courthouse)
• Financial info: Financing options: conventional loan or cash

Exterior

• Parking: Rear-entry garage for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Cable TV available; Satellite TV available; Private telephone service
• Home design: Single-family property; Inside city limits; Subdivision: ST JOHNS; Neighborhood: Eureka; City facing Mena, Polk County
• Construction: Metal/vinyl siding; Composition roof; Crawl space foundation; Built on a 45' x 90' lot
• Exterior features: Corner lot in a subdivision; Playground and picnic area nearby; Paved road

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator included
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; washer included; Dryer connection (electric); dryer included; Electric water heater; Smoke detectors; Window treatments; Ceiling fan(s); Sheetrock walls/ceilings
• Laundry & utility: Washer connection with washer included; Dryer connection (electric) with dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (9.9% below list).
• Recommended offer: $99k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.1% in Mena — 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 65/100 on livability (#142 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.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $760 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,022 (9.9% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $72,864
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 N Adams	0.62mi	2/1.0	814 (+3%)	12mo	$121,000	$149	56
1110 Tyler St	0.27mi	2/1.0	864 (+9%)	22mo	$62,500	$72	54
1101 S Ninth	0.64mi	3/1.0 (+1)	819 (+3%)	11mo	$38,000	$46	50
308 Gann	0.60mi	2/1.0	904 (+14%)	11mo	$83,500	$92	40

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-979
• Equity at exit: $25,555

10-year hold

• IRR: 6.1%
• Equity multiple: 1.57×
• Total profit: $17,596
• Equity at exit: $26,014

Cash invested: $30,772 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $130

Break-even live

Break-even rent $826

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	43d	1	1.12mi
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	43d	1	1.14mi

Listing history 32 events

1. 2026-06-19
   days on market $109,900 Active 88 DOM
2. 2026-06-18
   days on market $109,900 Active 87 DOM
3. 2026-06-17
   days on market $109,900 Active 86 DOM
4. 2026-06-16
   days on market $109,900 Active 85 DOM
5. 2026-06-15
   days on market $109,900 Active 84 DOM
6. 2026-06-14
   days on market $109,900 Active 82 DOM
7. 2026-06-12
   days on market $109,900 Active 81 DOM
8. 2026-06-09
   days on market $109,900 Active 78 DOM
9. 2026-06-08
   days on market $109,900 Active 77 DOM
10. 2026-06-07
    days on market $109,900 Active 76 DOM
11. 2026-06-04
    remarks 527-char remark
12. 2026-06-04
    days on market $109,900 Active 72 DOM
13. 2026-06-02
    days on market $109,900 Active 71 DOM
14. 2026-06-01
    days on market $109,900 Active 70 DOM
15. 2026-05-31
    days on market $109,900 Active 69 DOM
16. 2026-05-31
    days on market $109,900 Active 68 DOM
17. 2026-03-30
    status Back on Market
18. 2026-03-16
    status Under Contract
19. 2026-03-09
    listed $109,900 New Listing
20. 2016-02-17
    soldstatus $40,000 Sold 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

21. 2016-02-17
    status Under Contract 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

22. 2016-01-01
    historical Take Backups 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

23. 2015-12-15
    status Back on Market 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

24. 2015-12-05
    historical Take Backups 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

25. 2015-07-30
    status Back on Market 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

26. 2015-07-24
    price $42,900 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

27. 2015-07-07
    historical Take Backups 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

28. 2015-06-30
    listed $39,900 New Listing 526-char remark

    Show marketing remark (526 chars)

    This quaint little cottage is ready for you to move right on in. Located on a corner lot. Just a short walk to the park and corner store. All appliances stay with the home. Detached Garage entrance from the side street. Central heat & air w/ additional space heater. Ceiling fans in Bedrooms & Living room. Pull out drawers in Bathroom cabinet. Kitchen has updated cabinets and counter top. Nice size utility/mud room w/ back entrance. Front yard is fenced. Roof was replaced in 2009. Siding added to home in 2009.

29. 2008-12-15
    soldstatus $35,000
30. 2006-03-20
    soldstatus $25,000
31. 2003-06-19
    soldstatus $32,000
32. 1999-06-22
    soldstatus $12,000

ⓘ 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: $365 · $30/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$338/yr (+$28/mo · 92.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,883
• − Mortgage interest: −$6,156
• − Property taxes: −$365
• − Insurance: −$550
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$3,197
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,625/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+815.8% since first listed

16 events — show timeline

• 2026-03-30 Relisted — CARMLS
• 2026-03-16 Pending — CARMLS
• 2026-03-09 Listed $109,900 CARMLS
• 2016-02-17 Sold (MLS) $40,000 CARMLS
• 2016-02-17 Pending — CARMLS
• 2016-01-01 Contingent — CARMLS
• 2015-12-15 Relisted — CARMLS
• 2015-12-05 Contingent — CARMLS
• 2015-07-30 Relisted — CARMLS
• 2015-07-24 Price Changed $42,900 CARMLS
• 2015-07-07 Contingent — CARMLS
• 2015-06-30 Listed $39,900 CARMLS
• 2008-12-15 Sold (Public Records) $35,000 Public Records
• 2006-03-20 Sold (Public Records) $25,000 Public Records
• 2003-06-19 Sold (Public Records) $32,000 Public Records
• 1999-06-22 Sold (Public Records) $12,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $365 · +0.8% YoY. Source: county tax records.