424 Highway 65 B · Clinton, AR 72031

$397,462

17 bd · None ba · 6,010 sqft · MultiFamily · 44 Days on market

Built 1950 Poor condition 0.50 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This is currently operating as a motel, but more so as a residence for the owner. The property is well-suited for soft conversion to monthly rentals. There are 17 units, 2 of which are 2 room suites, plus a manager's suite. The possibilities are promising, either as the type of switch described above, or remaining as a motel.

Key facts

• 0.5 acre lot
• Built 1950
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 17-bed/?-bath multifamily listed at $397k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $7k ($89k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $397k).
• Recommended offer: $386k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.7% 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 $42k of equity ($3k loan paydown + $40k 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 $111k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($386k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $385,538 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.24% ✓
• Cap rate: 28.73%
• Cash-on-cash: 80.14%
• DSCR: 4.57
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 90.1%
• Equity multiple: 7.20×
• Total profit: $690,035
• Equity at exit: $358,065

10-year hold

• IRR: 84.9%
• Equity multiple: 15.92×
• Total profit: $1,660,169
• Equity at exit: $772,181

Cash invested: $111,289 (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: 43.0×

Monthly cashflow live

• Estimated rent: $12,885 medium
• Mortgage (P&I): −$2,084
• Tax est. 1.5%: −$497 /mo · $5,962/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,706
• Net cashflow: $7,432

Break-even live

Break-even rent $3,477

Max offer price $397,462

Occupancy floor 37%

17-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,538
▸ 15× units	1	1	$11,340
Total (17 units)			$12,885

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: $99,366
• Closing costs: $11,924
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $397,462 Active 44 DOM
2. 2026-06-18
   days on market $397,462 Active 43 DOM
3. 2026-06-17
   days on market $397,462 Active 42 DOM
4. 2026-06-16
   days on market $397,462 Active 41 DOM
5. 2026-06-15
   days on market $397,462 Active 40 DOM
6. 2026-06-14
   days on market $397,462 Active 38 DOM
7. 2026-06-12
   days on market $397,462 Active 37 DOM
8. 2026-06-09
   days on market $397,462 Active 34 DOM
9. 2026-06-08
   days on market $397,462 Active 33 DOM
10. 2026-06-07
    days on market $397,462 Active 32 DOM
11. 2026-06-07
    days on market $397,462 Active 31 DOM
12. 2026-06-04
    days on market $397,462 Active 28 DOM
13. 2026-06-02
    days on market $397,462 Active 27 DOM
14. 2026-06-01
    days on market $397,462 Active 26 DOM
15. 2026-05-31
    days on market $397,462 Active 25 DOM
16. 2026-05-31
    days on market $397,462 Active 24 DOM
17. 2026-04-02
    listed $397,462 New Listing 327-char remark

    Show marketing remark (327 chars)

    This is currently operating as a motel, but more so as a residence for the owner. The property is well-suited for soft conversion to monthly rentals. There are 17 units, 2 of which are 2 room suites, plus a manager's suite. The possibilities are promising, either as the type of switch described above, or remaining as a motel.

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

Taxation est. · year 1

• Rental income: $154,620
• − Mortgage interest: −$22,264
• − Property taxes: −$5,962
• − Insurance: −$1,987
• − Repairs & maintenance: −$12,370
• − Management: −$12,370
• − Depreciation: −$11,563
• Taxable income: $88,105
• Est. tax owed @ 24.0%: −$21,145
• After-tax cash flow: $68,043/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 · 2 photos

Poor 20/100 Extensive rehab

This multi-family property is in poor condition with extensive repairs and maintenance needed. Significant improvements are required to bring it up to a livable standard and increase its value.

Repairs flagged

• Major roof — Signs of potential leaking and wear.
• Major exterior siding — Significant discoloration and wear.
• Major parking lot — Cracks and uneven surfaces.
• Major interior walls — Likely in a similar state of disrepair as the exterior.
• Major HVAC systems — Likely in need of repair or replacement.
• Major landscaping — Overgrown and in need of trimming.
• Major fencing — Likely in need of repair or replacement.

Value-add opportunities

• Both extensive exterior and interior repairs — These repairs would significantly improve the home's appearance and functionality, making it more attractive to potential buyers or renters.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both landscaping and fencing improvements — A well-maintained exterior would improve curb appeal and attract potential buyers or renters.
• Both interior updates — Updating the interior would make the home more appealing and functional, increasing its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaking and wear.	Major	$15,000–50,000
exterior siding · Significant discoloration and wear.	Major	$15,000–50,000
parking lot · Cracks and uneven surfaces.	Major	$15,000–50,000
interior walls · Likely in a similar state of disrepair as the exterior.	Major	$15,000–50,000
HVAC systems · Likely in need of repair or replacement.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming.	Major	$15,000–50,000
fencing · Likely in need of repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both extensive exterior and interior repairs — These repairs would significantly improve the home's appearance and functionality, making it more attractive to potential buyers or renters. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both landscaping and fencing improvements — A well-maintained exterior would improve curb appeal and attract potential buyers or renters. ↑
• Both interior updates — Updating the interior would make the home more appealing and functional, increasing its value for both resale and rental purposes. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-02 Listed $397,462 CARMLS