745 N Cedar St · Bearden, AR 71720

$40,000

1 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 66 Days on market

Fair condition 0.58 ac lot $27/sqft · 62% below area

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

Take a look at this unique former church building located on approximately 0.58 acres in Bearden. The property currently features one bedroom, one bathroom, and a large living area, offering great potential for a residential conversion, office space, studio, or investment property. With plenty of space on the lot and a solid structure, this property offers many possibilities for the right buyer. Square footage, lot size, and acreage is taken from courthouse records.

Key facts

• Large living area
• Solid structure
• 0.58 acre lot

Tags

• LARGE LIVING AREA
• SOLID STRUCTURE
• APPROXIMATELY 0.58 ACRES

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#219 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• Bearden School District (rural): math 20% / reading 22% proficiency, ranked #209 of 238 in AR (top 88%) — 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; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Ouachita County population projected at -33% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 66 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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?
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: 2.49% ✓
• Cap rate: 21.78%
• Cash-on-cash: 55.32%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $105,967
• List price: $40,000
• Delta: -62.25%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 68.1%
• Equity multiple: 5.88×
• Total profit: $54,680
• Equity at exit: $36,035

10-year hold

• IRR: 61.8%
• Equity multiple: 13.07×
• Total profit: $135,187
• Equity at exit: $77,711

Cash invested: $11,200 (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 71720

• Home prices YoY: 9.2%
• Active inventory: 3
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $516

Break-even live

Break-even rent $343

Max offer price $40,000

Occupancy floor 43%

Sensitivity live

Price	-10% $539	-5% $528	+0% $516	+5% $505	+10% $494
Rent	-10% $438	-5% $477	+0% $516	+5% $556	+10% $595
Rate	-1.0pp $536	-0.5pp $526	base $516	+0.5pp $506	+1.0pp $495

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Under Contract 470-char remark

   Show marketing remark (470 chars)

   Take a look at this unique former church building located on approximately 0.58 acres in Bearden. The property currently features one bedroom, one bathroom, and a large living area, offering great potential for a residential conversion, office space, studio, or investment property. With plenty of space on the lot and a solid structure, this property offers many possibilities for the right buyer. Square footage, lot size, and acreage is taken from courthouse records.

2. 2026-03-10
   listed $40,000 New Listing 470-char remark

   Show marketing remark (470 chars)

   Take a look at this unique former church building located on approximately 0.58 acres in Bearden. The property currently features one bedroom, one bathroom, and a large living area, offering great potential for a residential conversion, office space, studio, or investment property. With plenty of space on the lot and a solid structure, this property offers many possibilities for the right buyer. Square footage, lot size, and acreage is taken from courthouse records.

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,954
• − Mortgage interest: −$2,241
• − Property taxes: −$531
• − Insurance: −$200
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,164
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $4,778/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 · 9 photos

Fair 45/100 Extensive rehab

This former church building requires extensive renovations, including exterior paint, flooring replacement, and interior wall repair. While the property has potential, significant work is needed to improve its condition and value.

Repairs flagged

• Major exterior paint — Significant discoloration and wear
• Major roof inspection — No visible damage but may need inspection
• Major flooring replacement — Severe wear and tear
• Major interior wall repair — Visible discoloration and potential structural issues
• Major bathroom renovation — No visible details
• Major kitchen renovation — No visible details
• Major HVAC inspection — No visible details

Value-add opportunities

• Resale Exterior paint — Fresh paint can significantly improve curb appeal
• Resale Flooring replacement — New flooring can enhance the home's value
• Resale Interior wall repair — Repairing walls can improve the home's overall condition
• Both Bathroom renovation — Modernizing bathrooms can attract both buyers and renters
• Both Kitchen renovation — Upgrading the kitchen can attract both buyers and renters
• Rental HVAC inspection and repair — A functional HVAC system is crucial for rental properties

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Significant discoloration and wear	Major	$15,000–50,000
roof inspection · No visible damage but may need inspection	Major	$15,000–50,000
flooring replacement · Severe wear and tear	Major	$15,000–50,000
interior wall repair · Visible discoloration and potential structural issues	Major	$15,000–50,000
bathroom renovation · No visible details	Major	$15,000–50,000
kitchen renovation · No visible details	Major	$15,000–50,000
HVAC inspection · No visible details	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Exterior paint — Fresh paint can significantly improve curb appeal ↑
• Resale Flooring replacement — New flooring can enhance the home's value ↑
• Resale Interior wall repair — Repairing walls can improve the home's overall condition ↑
• Both Bathroom renovation — Modernizing bathrooms can attract both buyers and renters ↑
• Both Kitchen renovation — Upgrading the kitchen can attract both buyers and renters ↑
• Rental HVAC inspection and repair — A functional HVAC system is crucial for rental properties ↑

ⓘ 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: Bearden School District
• NCES district ID: 0500032
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $34,779
• Composite: 17.28/100
• National rank: #9087
• State rank: #209 of 238 in AR

Livability — Bearden

• Score: 62/100
• State rank: #219
• US rank: #16756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bearden, AR
• Population (ZIP): 2,306

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 37% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 3% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.73%
• Current HPI: 186.2166
• 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

2 events — show timeline

• 2026-05-18 Pending — CARMLS
• 2026-03-10 Listed $40,000 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $531 · +0.0% YoY. Source: county tax records.