403 6th St · Ola, AR 72853

$97,000

3 bd · 1.0 ba · 1,129 sqft · SingleFamily public records · 124 Days on market

8,851 sqft lot $86/sqft · 54% above area

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome to this well maintained 3 bedroom, 1 full bath home offering 1,129 square feet of comfortable living space. With a mostly brick exterior and sitting on a desirable corner lot, this property blends durability with everyday functionality. Inside is an open kitchen layout featuring a gas range, perfect for those who love to cook with a bright sunroom just off the kitchen that makes a great relaxing sitting area. Outside, you’ll find: • Fenced backyard • Storage shed • Carport • Concrete driveway • Solar panels for energy efficiency Whether you're a first-time buyer looking for an affordable starter home or an investor seeking a solid rental opportunity, this property checks the boxes. Low maintenance. Functional layout. Smart investment potential. Make your appointment today!

Key facts

• Brick exterior
• Sunroom
• Open kitchen layout

Tags

• BRICK EXTERIOR
• CORNER LOT
• OPEN KITCHEN LAYOUT
• GAS RANGE
• SUNROOM
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#106 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Two Rivers School District (rural): math 23% / reading 22% proficiency, ranked #201 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 10 units permitted in Yell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($671 loan paydown + $3k appreciation (3.0% local appreciation)).
• Yell County population projected at -24% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $62,886
• List price: $97,000
• Delta: 54.25%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 W Valley St	0.04mi	3/1.5	1,064 (-6%)	4mo	$105,000	$99	84
215 3rd St	0.28mi	3/1.0	1,135 (+0%)	15mo	$40,000	$35	74
207 W Boles St	0.36mi	3/1.5	1,284 (+14%)	1mo	$65,000	$51	57
314 Leigh St	0.33mi	2/1.0 (-1)	996 (-12%)	11mo	$49,900	$50	50
611 W Harkey	0.33mi	2/1.0 (-1)	1,000 (-11%)	22mo	$175,000	$175	42

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: 13.9%
• Equity multiple: 1.79×
• Total profit: $21,558
• Equity at exit: $43,615

10-year hold

• IRR: 15.8%
• Equity multiple: 3.32×
• Total profit: $62,966
• Equity at exit: $67,217

Cash invested: $27,160 (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 72853

• Active inventory: 14
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $155

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 80%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $97,000 Active 124 DOM
2. 2026-06-18
   days on market $97,000 Active 123 DOM
3. 2026-06-17
   days on market $97,000 Active 122 DOM
4. 2026-06-16
   days on market $97,000 Active 121 DOM
5. 2026-06-15
   days on market $97,000 Active 120 DOM
6. 2026-06-14
   days on market $97,000 Active 118 DOM
7. 2026-06-12
   days on market $97,000 Active 117 DOM
8. 2026-06-09
   days on market $97,000 Active 114 DOM
9. 2026-06-08
   days on market $97,000 Active 113 DOM
10. 2026-06-07
    days on market $97,000 Active 112 DOM
11. 2026-06-07
    days on market $97,000 Active 111 DOM
12. 2026-06-04
    days on market $97,000 Active 108 DOM
13. 2026-06-02
    days on market $97,000 Active 107 DOM
14. 2026-06-01
    days on market $97,000 Active 106 DOM
15. 2026-05-31
    days on market $97,000 Active 105 DOM
16. 2026-05-31
    days on market $97,000 Active 104 DOM
17. 2026-04-14
    price $97,000 830-char remark

    Show marketing remark (830 chars)

    Welcome to this well maintained 3 bedroom, 1 full bath home offering 1,129 square feet of comfortable living space. With a mostly brick exterior and sitting on a desirable corner lot, this property blends durability with everyday functionality. Inside is an open kitchen layout featuring a gas range, perfect for those who love to cook with a bright sunroom just off the kitchen that makes a great relaxing sitting area. Outside, you’ll find: • Fenced backyard • Storage shed • Carport • Concrete driveway • Solar panels for energy efficiency Whether you're a first-time buyer looking for an affordable starter home or an investor seeking a solid rental opportunity, this property checks the boxes. Low maintenance. Functional layout. Smart investment potential. Make your appointment today!

18. 2026-03-16
    price $100,000 830-char remark

    Show marketing remark (830 chars)

    Welcome to this well maintained 3 bedroom, 1 full bath home offering 1,129 square feet of comfortable living space. With a mostly brick exterior and sitting on a desirable corner lot, this property blends durability with everyday functionality. Inside is an open kitchen layout featuring a gas range, perfect for those who love to cook with a bright sunroom just off the kitchen that makes a great relaxing sitting area. Outside, you’ll find: • Fenced backyard • Storage shed • Carport • Concrete driveway • Solar panels for energy efficiency Whether you're a first-time buyer looking for an affordable starter home or an investor seeking a solid rental opportunity, this property checks the boxes. Low maintenance. Functional layout. Smart investment potential. Make your appointment today!

19. 2026-02-15
    listed $110,000 Active 830-char remark

    Show marketing remark (830 chars)

    Welcome to this well maintained 3 bedroom, 1 full bath home offering 1,129 square feet of comfortable living space. With a mostly brick exterior and sitting on a desirable corner lot, this property blends durability with everyday functionality. Inside is an open kitchen layout featuring a gas range, perfect for those who love to cook with a bright sunroom just off the kitchen that makes a great relaxing sitting area. Outside, you’ll find: • Fenced backyard • Storage shed • Carport • Concrete driveway • Solar panels for energy efficiency Whether you're a first-time buyer looking for an affordable starter home or an investor seeking a solid rental opportunity, this property checks the boxes. Low maintenance. Functional layout. Smart investment potential. Make your appointment today!

20. 2021-02-25
    soldstatus $70,000 173-char remark

    Show marketing remark (173 chars)

    3 bed 1 bath home on corner lot. Fenced backyard offers shade and a storage building. The attached carport has a store room attached. There is also a screened in back porch.

21. 2021-02-25
    soldstatus $70,000

    Show marketing remark (173 chars)

    3 bed 1 bath home on corner lot. Fenced backyard offers shade and a storage building. The attached carport has a store room attached. There is also a screened in back porch.

22. 2021-02-25
    soldstatus $70,000

    Show marketing remark (173 chars)

    3 bed 1 bath home on corner lot. Fenced backyard offers shade and a storage building. The attached carport has a store room attached. There is also a screened in back porch.

23. 2020-10-15
    listed $74,995 173-char remark

    Show marketing remark (173 chars)

    3 bed 1 bath home on corner lot. Fenced backyard offers shade and a storage building. The attached carport has a store room attached. There is also a screened in back porch.

24. 2020-10-15
    listed $74,995

    Show marketing remark (173 chars)

    3 bed 1 bath home on corner lot. Fenced backyard offers shade and a storage building. The attached carport has a store room attached. There is also a screened in back porch.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $12,533
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,822
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,777/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: Two Rivers School District
• NCES district ID: 0500079
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 22% ▼ -12.00%
• Median HH income: $37,227
• Composite: 18.77/100
• National rank: #8872
• State rank: #201 of 238 in AR

Livability — Ola

• Score: 67/100
• State rank: #106
• US rank: #10743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ola, AR
• Population (ZIP): 2,460

Population outlook (Yell County) Hauer SSP2

• Today (2025): 20,438 people
• By 2030: 19,561 · -4.3%
• By 2040: 17,654 · -13.6%
• By 2050: 15,569 · -23.8%
• By 2075: 10,746 · -47.4%
• By 2100: 6,907 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Yell

• 2024 margin: Solid R (+60.7) · D 18.7% · R 79.5% · Other 1.8%
• 2008→2024 swing: -30.8pp toward R · 2008: -29.9pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+58.5 2016: R+49.0 2012: R+38.9 2008: R+29.9

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

+29.3% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $97,000 NWARMLS
• 2026-03-16 Price Changed $100,000 NWARMLS
• 2026-02-15 Listed $110,000 NWARMLS
• 2021-02-25 Sold (Public Records) $70,000 Public Records
• 2021-02-25 Sold (MLS) $70,000 CARMLS
• 2021-02-25 Sold (MLS) $70,000 NWARMLS
• 2020-10-15 Listed $74,995 CARMLS
• 2020-10-15 Listed $74,995 NWARMLS

Property tax history

-18.4%/yr

Latest (2025): $27 · -78.8% YoY. Source: county tax records.