255 W Prairie St · De Valls Bluff, AR 72041

$99,900

3 bd · 2.5 ba · 1,710 sqft · SingleFamily public records · 36 Days on market

Built 1971 0.60 ac lot $58/sqft · at area comps Est $100k · at est. ↓ 13% since listing

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.6/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

HUGE PRICE DROP - SELLER WANTS THIS ONE SOLD!! Now priced at only $99,900 - reduced from $115,000!! Located on a quiet, spacious corner lot, this 3-bedroom, 2.5 bath home offers 1710 square feet of potential! Built in 1971, this property is perfect for investors, flippers, or buyers looking to put in a little TLC and make it their own. Spacious layout with plenty of room to update and add value! Conveniently located in the heart of De Valls Bluff with small-town charm and easy access to I-40 and the White River is minutes away! Home is being sold AS-IS!! Don't miss this great opportunity to turn this property into something special!

Key facts

• Easy access to i-40
• Corner lot
• Spacious layout

Tags

• CORNER LOT
• SPACIOUS LAYOUT
• EASY ACCESS TO I-40
• MINUTES AWAY FROM WHITE RIVER

Property features AI

Finance

• Other: Approximately 0.6 acre lot (about 26,005 sqft)

Exterior

• Parking: Carport for 2 cars
• Utilities: Public water; Well; Septic; Municipal electric (Entergy); Natural gas; Satellite TV available
• Home design: Single-family dwelling
• Construction: Crawl space foundation
• Exterior features: Brick and metal/vinyl siding exterior; Architectural shingle roof; Paved road access; Corner, level to sloped lot; Property borders the White River; Inside city limits

Interior

• Kitchen: Free-standing stove; Double oven; Gas range; Dishwasher; Refrigerator stays
• Flooring: Carpet; Wood; Tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, wood, tile and laminate flooring; Unfinished additional space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#482 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Hazen School District (rural): math 25% / reading 29% proficiency, ranked #175 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Prairie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Prairie County population projected at -32% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1971 — 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. Crime grade is F 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $100,036
• List price: $99,900
• Delta: -0.14%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.87×
• Total profit: $24,382
• Equity at exit: $44,919

10-year hold

• IRR: 17.0%
• Equity multiple: 3.49×
• Total profit: $69,556
• Equity at exit: $69,226

Cash invested: $27,972 (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 72041

• Active inventory: 3
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $194

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $263	-5% $228	+0% $194	+5% $159	+10% $125
Rent	-10% $105	-5% $149	+0% $194	+5% $238	+10% $282
Rate	-1.0pp $244	-0.5pp $219	base $194	+0.5pp $168	+1.0pp $141

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   statusdays on market $99,900 Under Contract 36 DOM
2. 2026-06-12
   days on market $99,900 Active 35 DOM
3. 2026-06-09
   days on market $99,900 Active 32 DOM
4. 2026-06-08
   days on market $99,900 Active 31 DOM
5. 2026-06-07
   days on market $99,900 Active 30 DOM
6. 2026-06-07
   days on market $99,900 Active 29 DOM
7. 2026-06-04
   days on market $99,900 Active 26 DOM
8. 2026-06-02
   days on market $99,900 Active 25 DOM
9. 2026-06-01
   days on market $99,900 Active 24 DOM
10. 2026-05-31
    days on market $99,900 Active 23 DOM
11. 2026-05-31
    days on market $99,900 Active 22 DOM
12. 2026-05-16
    price $99,900 641-char remark
13. 2026-05-08
    listed $115,000 New Listing 641-char remark

ⓘ 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 7/10 Severe 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,428
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,906
• Taxable income: $779
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,136/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: Hazen School District
• NCES district ID: 0507530
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $37,251
• Composite: 22.48/100
• National rank: #8100
• State rank: #175 of 238 in AR

Livability — De Valls Bluff

• Score: 50/100
• State rank: #482
• US rank: #25620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Valls Bluff, AR
• Population (ZIP): 1,228

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 7,361 people
• By 2030: 6,839 · -7.1%
• By 2040: 5,852 · -20.5%
• By 2050: 4,973 · -32.4%
• By 2075: 3,567 · -51.5%
• By 2100: 2,654 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 20% Two or more races 3%
• Common ancestry: Serbian 7% Lithuanian 2% Slovak 1%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+65.7) · D 16.4% · R 82.1% · Other 1.5%
• 2008→2024 swing: -31.0pp toward R · 2008: -34.8pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+61.0 2016: R+49.7 2012: R+40.6 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-13.1% since first listed

3 events — show timeline

• 2026-06-13 Pending — CARMLS
• 2026-05-16 Price Changed $99,900 CARMLS
• 2026-05-08 Listed $115,000 CARMLS

Property tax history

-7.4%/yr

Latest (2025): $44 · +0.0% YoY. Source: county tax records.