111 Humphrey Ln · Salem, AR 72576

$129,000

2 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 247 Days on market

Built 1986 0.25 ac lot Est $118k · 9% over

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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 +9.5/30.0
• Appreciation +6.2/10.0
• Schools +4.5/10.0
• ARV discount +3.4/15.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 BEDROOM 1 BATH WITH LARGE OPEN LIVING/DINING/KITCHEN AREA BRICK HOME IN SALEM, LARGE UTILITY ROOM, LARGE 1 CAR GARAGE, END OF STREET LOCATION, HAS CHIMNEY FOR WOOD BURNING STOVE, NICE NEIGHBORHOOD, KITCHEN APPLIANCES INCLUDED, NEAT AND ATTRACTIVE

Key facts

• Metal roof
• White picket fence
• Brick home

Tags

• BRICK HOME
• WHITE PICKET FENCE
• FRONT AND BACK PORCHES
• METAL ROOF
• LARGE LAUNDRY ROOM
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, rural development, or cash

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric served by cooperative; Fiber internet available
• Home design: Brick exterior; Located in a subdivision (Pilot Hill)
• Construction: Metal roof; Crawl space foundation
• Exterior features: Patio; Deck; Porch; Partially fenced yard; PVC fence; Guttering; Paved road access; Tennis courts, playground, picnic area and fitness/bike trails nearby; Airport access nearby

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays; Ice maker connection; Formica countertops
• Flooring: Vinyl; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric); Heat pump
• Interior features: Built-in shelving/cabinets; Ceiling fans; Wired for high-speed internet; Water heater (electric)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (21.2% below list).
• Recommended offer: $102k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Salem Elementary School (math 59% / reading 54%, grade C+, #57 of 454 statewide, top 13%, 451 students, 66% FRL); Salem High School (math 48% / reading 55%, grade D+, #13 of 292 statewide, top 4%, 425 students, 56% FRL).
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($892 loan paydown + $3k appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $129k implies a 207% gain — meaningful room to come down on a strong offer.

Recommended offer $101,588 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $118,188
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Humphrey Ln	0.00mi	2/2.0	1,206 (0%)	1mo	$115,000	$95	95
134 N Cedar St	0.17mi	3/1.0 (+1)	1,078 (-11%)	0mo	$75,000	$70	69
231 N Elm St	0.24mi	3/1.0 (+1)	1,080 (-10%)	11mo	$115,000	$106	57
410 S Main St	0.74mi	3/1.0 (+1)	1,176 (-2%)	23mo	$115,500	$98	37

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.15×
• Total profit: $5,572
• Equity at exit: $53,410

10-year hold

• IRR: 6.5%
• Equity multiple: 1.92×
• Total profit: $33,330
• Equity at exit: $78,902

Cash invested: $36,120 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-89

Break-even live

Break-even rent $1,128

Max offer price $116,130

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-44	+0% $-89	+5% $-134	+10% $-178
Rent	-10% $-169	-5% $-129	+0% $-89	+5% $-49	+10% $-9
Rate	-1.0pp $-24	-0.5pp $-56	base $-89	+0.5pp $-122	+1.0pp $-156

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-21
   status Under Contract
2. 2026-02-26
   price $129,000
3. 2025-10-16
   status Back on Market
4. 2025-10-14
   status Under Contract
5. 2025-08-12
   listed $130,000 New Listing
6. 2020-02-20
   soldstatus 248-char remark

   Show marketing remark (248 chars)

   2 BEDROOM 1 BATH WITH LARGE OPEN LIVING/DINING/KITCHEN AREA BRICK HOME IN SALEM, LARGE UTILITY ROOM, LARGE 1 CAR GARAGE, END OF STREET LOCATION, HAS CHIMNEY FOR WOOD BURNING STOVE, NICE NEIGHBORHOOD, KITCHEN APPLIANCES INCLUDED, NEAT AND ATTRACTIVE

7. 2018-06-14
   listed $59,900 248-char remark

   Show marketing remark (248 chars)

   2 BEDROOM 1 BATH WITH LARGE OPEN LIVING/DINING/KITCHEN AREA BRICK HOME IN SALEM, LARGE UTILITY ROOM, LARGE 1 CAR GARAGE, END OF STREET LOCATION, HAS CHIMNEY FOR WOOD BURNING STOVE, NICE NEIGHBORHOOD, KITCHEN APPLIANCES INCLUDED, NEAT AND ATTRACTIVE

8. 2005-12-22
   soldstatus $42,000

ⓘ 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: $12,191
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$3,753
• Taxable loss: −$3,319
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $-271/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, AR
• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

+207.1% since first listed

8 events — show timeline

• 2026-04-21 Pending — CARMLS
• 2026-02-26 Price Changed $129,000 CARMLS
• 2025-10-16 Relisted — CARMLS
• 2025-10-14 Pending — CARMLS
• 2025-08-12 Listed $130,000 CARMLS
• 2020-02-20 Sold (MLS) — CARMLS
• 2018-06-14 Listed $59,900 CARMLS
• 2005-12-22 Sold (Public Records) $42,000 Public Records

Property tax history

-7.4%/yr

Latest (2023): $71 · -41.5% YoY. Source: county tax records.