1738 Eastgate Estates Est · Van Buren, AR 72956

$1

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 29 Days on market

Built 1964 0.34 ac lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Auction 6/17/2026 @ 9:30 am. Renovations are already underway on this charming, approximately 1,280-square-foot home featuring 3 bedrooms and 1.5 baths on a large corner lot. With a rental history of $1,500 per month, this property offers incredible income potential for investors or a fantastic head start for a savvy homebuyer. Don’t miss your chance to bid and finish it to your liking!

Key facts

• 0.34 acre lot
• Built 1964
• Listed 29 days

Property features AI

Exterior

• Parking: Attached carport; 1 covered space; Concrete parking surface
• Utilities: Public water; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One story
• Construction: Stone and Masonite exterior; Shingle roof
• Exterior features: Front porch; Corner lot; Paved, public maintained road

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Gas water heater
• Laundry & utility: Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $134,400 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2 ($24/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 6.3% vs local median 3.9% in Van Buren — 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 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Buren High School (math 25% / reading 44%, grade F, #92 of 292 statewide, top 37%, 1,228 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $929 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 201600.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5123 Eastgate Rd	0.05mi	3/2.0	1,225 (-4%)	4mo	$165,500	$135	85
1506 Eastgate Estate Est	0.12mi	3/1.5	1,189 (-7%)	4mo	$125,400	$105	80
1737 Eastgate Estates Est	0.03mi	3/1.0	1,456 (+14%)	4mo	$78,500	$54	70
1434 Eastgate Estates Est	0.12mi	3/2.0	1,170 (-9%)	10mo	$195,000	$167	70
1714 Pleasant Valley Pl	0.63mi	3/2.0	1,200 (-6%)	4mo	$85,000	$71	55

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

Projected returns pro-forma

-3.0% appreciation · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-19,509
• Equity at exit: $20,039

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-7,720
• Equity at exit: $11,620

Cash invested: $37,632 (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 72956

• Rents YoY: 4.8%
• Active inventory: 247

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,016/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $2

Break-even live

Break-even rent $1,176

Max offer price $134,400

Occupancy floor 95%

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: $33,600
• Closing costs: $4,032
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 Alma Hwy Van Buren, AR	3.0	2.0	1104	$890	$0.81	13d	1	0.78mi

Listing history 23 events

1. 2026-06-17
   status $1 Pending 29 DOM
2. 2026-06-17
   days on market $1 Active 29 DOM
3. 2026-06-16
   days on market $1 Active 28 DOM
4. 2026-06-15
   days on market $1 Active 27 DOM
5. 2026-06-14
   days on market $1 Active 25 DOM
6. 2026-06-13
   days on market $1 Active 24 DOM
7. 2026-06-10
   days on market $1 Active 22 DOM
8. 2026-06-09
   days on market $1 Active 21 DOM
9. 2026-06-08
   days on market $1 Active 20 DOM
10. 2026-06-07
    days on market $1 Active 19 DOM
11. 2026-06-05
    days on market $1 Active 16 DOM
12. 2026-06-03
    days on market $1 Active 15 DOM
13. 2026-06-02
    days on market $1 Active 14 DOM
14. 2026-06-01
    days on market $1 Active 13 DOM
15. 2026-05-31
    days on market $1 Active 12 DOM
16. 2026-05-30
    days on market $1 Active 11 DOM
17. 2026-05-19
    listed $1 Active
18. 2014-08-28
    soldstatus $64,000
19. 2011-12-05
    soldstatus $61,000
20. 1991-04-19
    soldstatus $47,000
21. 1986-11-14
    soldstatus $45,000
22. 1986-10-14
    soldstatus $40,000
23. 1986-10-14
    soldstatus $43,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,139
• − Mortgage interest: −$7,528
• − Property taxes: −$2,016
• − Insurance: −$672
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,910
• Taxable loss: −$2,249
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $564/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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 34,546 people
• City population: 34,546
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+60.0% since first listed

7 events — show timeline

• 2026-05-19 Listed $1 WRVBOR
• 2014-08-28 Sold (Public Records) $64,000 Public Records
• 2011-12-05 Sold (Public Records) $61,000 Public Records
• 1991-04-19 Sold (Public Records) $47,000 Public Records
• 1986-11-14 Sold (Public Records) $45,000 Public Records
• 1986-10-14 Sold (Public Records) $43,000 Public Records
• 1986-10-14 Sold (Public Records) $40,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $977 · +16.1% YoY. Source: county tax records.