601 W Black Ln · Pocahontas, AR 72455

$29,500

2 bd · 1.5 ba · 1,403 sqft · SingleFamily public records · 184 Days on market

Built 1950 8,712 sqft lot ↓ 8% since listing

---

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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Two Bedroom, 1 1/2 bath home with metal roof and unfinished basement in Pocahontas AR. This home has some new floor joist and subfloors. It is ready for your finishing touches. There is a walk out unfinished basement and separate storage building . This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. The Seller has directed all offers on this home be made through www. Homepath.com.

Key facts

• Metal roof
• Unfinished basement
• New floor joist

Tags

• METAL ROOF
• UNFINISHED BASEMENT
• NEW FLOOR JOIST
• SEPARATE STORAGE BUILDING

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1 garage space (garage present); Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Other foundation
• Exterior features: Cleared lot; Paved road access; Metal roof

Interior

• Kitchen: Water heater (listed under appliances)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Wood window frames; Partial, unfinished basement; Storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.7% vs local median 4.6% in Pocahontas — 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 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools D-.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 77 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $204 of loan paydown is wiped out by about $885 of value loss. Plan a longer hold.
• Randolph County population projected at -22% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $12k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1950 — 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 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: 3.32% ✓
• Cap rate: 28.70%
• Cash-on-cash: 80.03%
• DSCR: 4.56
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $137,494
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Schoonover	0.26mi	2/1.0	1,376 (-2%)	13mo	$40,000	$29	72
601 Dalton	0.16mi	3/1.5 (+1)	1,320 (-6%)	18mo	$35,000	$27	63
1200 Payne St	0.20mi	3/2.0 (+1)	1,280 (-9%)	24mo	$153,500	$120	49
1704 Mansker Dr	0.55mi	3/2.0 (+1)	1,476 (+5%)	14mo	$150,000	$102	48
1507 Sunset Blvd	0.61mi	3/2.0 (+1)	1,384 (-1%)	20mo	$150,000	$108	46
408 W Maple	0.46mi	3/2.0 (+1)	1,201 (-14%)	3mo	$140,000	$117	45
1110 N Pratt St	0.55mi	3/2.0 (+1)	1,536 (+10%)	10mo	$150,000	$98	43
302 Park St	0.72mi	2/1.0	1,272 (-9%)	9mo	$115,000	$90	42
206 Olive St	0.40mi	3/1.0 (+1)	1,200 (-14%)	16mo	$114,000	$95	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.2%
• Equity multiple: 4.67×
• Total profit: $30,330
• Equity at exit: $4,399

10-year hold

• IRR: 83.7%
• Equity multiple: 9.68×
• Total profit: $71,696
• Equity at exit: $2,551

Cash invested: $8,260 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 77
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $551

Break-even live

Break-even rent $283

Max offer price $29,500

Occupancy floor 39%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 W Pyburn St Pocahontas, AR	2.0	1.0	1008	$875	$0.87	44d	1	0.19mi
2506 Ridgeland Cir Apt 2 Pocahontas, AR	2.0	2.5	1438	$1,495	$1.04	44d	1	1.34mi
2503 Ridgeland Cir Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.34mi
2503 Ridgeland Cir Unit 4 Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.34mi

Listing history 28 events

1. 2026-06-19
   days on market $29,500 Active 184 DOM
2. 2026-06-18
   days on market $29,500 Active 183 DOM
3. 2026-06-17
   days on market $29,500 Active 182 DOM
4. 2026-06-16
   days on market $29,500 Active 181 DOM
5. 2026-06-15
   days on market $29,500 Active 180 DOM
6. 2026-06-14
   days on market $29,500 Active 178 DOM
7. 2026-06-12
   days on market $29,500 Active 177 DOM
8. 2026-06-09
   days on market $29,500 Active 174 DOM
9. 2026-06-08
   days on market $29,500 Active 173 DOM
10. 2026-06-07
    days on market $29,500 Active 172 DOM
11. 2026-06-07
    days on market $29,500 Active 171 DOM
12. 2026-06-04
    days on market $29,500 Active 168 DOM
13. 2026-06-02
    days on market $29,500 Active 167 DOM
14. 2026-06-01
    days on market $29,500 Active 166 DOM
15. 2026-05-31
    days on market $29,500 Active 165 DOM
16. 2026-05-31
    days on market $29,500 Active 164 DOM
17. 2026-05-18
    status Active
18. 2026-03-23
    status Pending
19. 2026-01-06
    price $35,000
20. 2025-12-03
    price $39,900
21. 2025-10-22
    listed $41,500 Active
22. 2025-10-21
    listed $41,000 Active
23. 2024-04-03
    historical
24. 2024-02-02
    listed $60,000 Active
25. 2020-08-09
    historical
26. 2020-01-07
    listed $69,500
27. 2004-09-02
    soldstatus $52,000
28. 2003-09-16
    soldstatus $38,000

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,758
• − Mortgage interest: −$1,652
• − Property taxes: −$674
• − Insurance: −$148
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$858
• Taxable income: $6,544
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $5,040/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, AR
• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

-7.9% since first listed

12 events — show timeline

• 2026-05-18 Relisted — EARA
• 2026-03-23 Pending — EARA
• 2026-01-06 Price Changed $35,000 EARA
• 2025-12-03 Price Changed $39,900 EARA
• 2025-10-22 Listed $41,500 EARA
• 2025-10-21 Listed $41,000 EARA
• 2024-04-03 Delisted — NEABOR MLS
• 2024-02-02 Listed $60,000 NEABOR MLS
• 2020-08-09 Listing Removed — CARMLS
• 2020-01-07 Listed $69,500 CARMLS
• 2004-09-02 Sold (Public Records) $52,000 Public Records
• 2003-09-16 Sold (Public Records) $38,000 Public Records

Property tax history

+23.5%/yr

Latest (2025): $674 · +342.4% YoY. Source: county tax records.