555 Main St · Oxford, AR 72565

$114,900

3 bd · 1.0 ba · 1,626 sqft · SingleFamily public records · 211 Days on market

Built 1975 1.00 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This cozy and spacious home is situated on a level, approximately 1-acre lot with towering oak trees, offering both shade and charm. Located on a paved road just minutes from Oxford and 12.5 miles from Melbourne, AR, it’s perfect for families seeking a quiet, country setting with convenient access to town. A covered front porch provides a great space to relax while watching kids play in the expansive yard. The property includes a carport with a side entrance into the laundry/mudroom for easy cleanup. Inside, the living room features beautiful real oak hardwood flooring and a large front window for natural light. The kitchen boasts oak cabinets and is open to the dining area, making it

Key facts

• Covered front porch
• Paved road
• Expansive yard

Tags

• LEVEL LOT
• TOWERING OAK TREES
• PAVED ROAD
• COVERED FRONT PORCH
• EXPANSIVE YARD
• CARPORT

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport
• Utilities: Septic system; Private well; Electric service via cooperative
• Home design: Single-family property
• Construction: Metal/vinyl siding; Metal roof; Foundation: other (see remarks)
• Exterior features: Metal roof; Metal/vinyl siding; Paved road access; Rural property setting; Approximately 1 acre lot

Interior

• Kitchen: Built-in stove; Microwave; Refrigerator stays
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units
• Interior features: Carpet and wood flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $112k (2.2% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#418 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Izard CountyConsolidated School District (rural): math 27% / reading 29% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 211 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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?
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: 0.98% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.84×
• Total profit: $27,147
• Equity at exit: $51,664

10-year hold

• IRR: 16.5%
• Equity multiple: 3.42×
• Total profit: $77,862
• Equity at exit: $79,620

Cash invested: $32,172 (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 72565

• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $210

Break-even live

Break-even rent $859

Max offer price $114,900

Occupancy floor 76%

Sensitivity live

Price	-10% $275	-5% $242	+0% $210	+5% $177	+10% $145
Rent	-10% $121	-5% $165	+0% $210	+5% $254	+10% $299
Rate	-1.0pp $268	-0.5pp $239	base $210	+0.5pp $180	+1.0pp $150

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   status Under Contract
2. 2026-04-20
   price $114,900
3. 2026-04-20
   status Price Change
4. 2026-03-18
   historical
5. 2026-01-15
   listed $129,900 New Listing
6. 2025-12-02
   historical
7. 2025-11-08
   price $150,000
8. 2025-05-05
   listed $169,900 New Listing
9. 2018-05-25
   soldstatus $70,000

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$401/yr (+$33/mo · 120.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,489
• − Mortgage interest: −$6,436
• − Property taxes: −$334
• − Insurance: −$574
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,343
• Taxable income: $644
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,363/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: Izard CountyConsolidated School District
• NCES district ID: 0500021
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $30,245
• Composite: 22.66/100
• National rank: #8047
• State rank: #171 of 238 in AR

Livability — Oxford

• Score: 54/100
• State rank: #418
• US rank: #23825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, AR
• Population (ZIP): 1,253

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Asian 3%
• Common ancestry: Romanian 2% Italian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Korean 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

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

+64.1% since first listed

9 events — show timeline

• 2026-05-05 Pending — CARMLS
• 2026-04-20 Price Changed $114,900 CARMLS
• 2026-04-20 Relisted — CARMLS
• 2026-03-18 Listing Removed — CARMLS
• 2026-01-15 Listed $129,900 CARMLS
• 2025-12-02 Listing Removed — CARMLS
• 2025-11-08 Price Changed $150,000 CARMLS
• 2025-05-05 Listed $169,900 CARMLS
• 2018-05-25 Sold (Public Records) $70,000 Public Records

Property tax history

+21.9%/yr

Latest (2025): $334 · -16.4% YoY. Source: county tax records.