79 County Road 1461 · Corning, AR 72422

$95,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 48 Days on market

Built 1977 0.51 ac lot $61/sqft · 23% below area Est $123k · 23% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Appreciation +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Owner in process of completing remodel and is unfinished. New metal roof (old roof completely removed) will need end caps finished. New electrical panel installed, new central heat & air installed. This house needs to be completed and could be done quickly. Home sits on half an acre and located in a very quiet neighborhood. Seller is motivated.

Key facts

• All-electric home
• County water
• Metal roof

Tags

• HVAC SYSTEM
• METAL ROOF
• ALL-ELECTRIC HOME
• COUNTY WATER
• SEPTIC SYSTEM

Property features AI

Exterior

• Parking: Parking pads with rear entry
• Utilities: Public water; Septic; Electric (Co-Op)
• Home design: Rock and frame exterior
• Construction: Metal roof; Crawl space foundation
• Exterior features: Level lot; Gravel road access

Interior

• Kitchen: Electric range
• Flooring: Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Tile and laminate floors; Office/Study

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.0% in Corning — 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 (#38 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Corning School District (town): math 33% / reading 38% proficiency, ranked #123 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $2k appreciation (1.8% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $123,246
• List price: $95,000
• Delta: -22.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.81×
• Total profit: $21,631
• Equity at exit: $36,590

10-year hold

• IRR: 17.9%
• Equity multiple: 3.34×
• Total profit: $62,240
• Equity at exit: $52,023

Cash invested: $26,600 (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 72422

• Home prices YoY: 1.0%
• Active inventory: 44
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $250

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $316	-5% $283	+0% $250	+5% $217	+10% $184
Rent	-10% $159	-5% $205	+0% $250	+5% $295	+10% $341
Rate	-1.0pp $298	-0.5pp $274	base $250	+0.5pp $225	+1.0pp $200

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $95,000 Active 48 DOM
2. 2026-06-18
   days on market $95,000 Active 47 DOM
3. 2026-06-17
   days on market $95,000 Active 46 DOM
4. 2026-06-16
   days on market $95,000 Active 45 DOM
5. 2026-06-15
   days on market $95,000 Active 44 DOM
6. 2026-06-14
   days on market $95,000 Active 42 DOM
7. 2026-06-12
   days on market $95,000 Active 41 DOM
8. 2026-06-09
   days on market $95,000 Active 38 DOM
9. 2026-06-08
   days on market $95,000 Active 37 DOM
10. 2026-06-07
    days on market $95,000 Active 36 DOM
11. 2026-06-03
    days on market $95,000 Active 32 DOM
12. 2026-06-02
    days on market $95,000 Active 31 DOM
13. 2026-06-01
    days on market $95,000 Active 30 DOM
14. 2026-05-31
    days on market $95,000 Active 29 DOM
15. 2026-05-30
    days on market $95,000 Active 28 DOM
16. 2026-04-24
    listed $95,000 New Listing 739-char remark
17. 2022-12-01
    soldstatus $54,900 352-char remark

    Show marketing remark (352 chars)

    Owner in process of completing remodel and is unfinished. New metal roof (old roof completely removed) will need end caps finished. New electrical panel installed, new central heat & air installed. This house needs to be completed and could be done quickly. Home sits on half an acre and located in a very quiet neighborhood. Seller is motivated.

18. 2022-12-01
    soldstatus $54,900

    Show marketing remark (352 chars)

    Owner in process of completing remodel and is unfinished. New metal roof (old roof completely removed) will need end caps finished. New electrical panel installed, new central heat & air installed. This house needs to be completed and could be done quickly. Home sits on half an acre and located in a very quiet neighborhood. Seller is motivated.

19. 2022-10-14
    listed $59,900 352-char remark

    Show marketing remark (352 chars)

    Owner in process of completing remodel and is unfinished. New metal roof (old roof completely removed) will need end caps finished. New electrical panel installed, new central heat & air installed. This house needs to be completed and could be done quickly. Home sits on half an acre and located in a very quiet neighborhood. Seller is motivated.

20. 2020-05-27
    soldstatus $35,000
21. 1989-02-14
    soldstatus $34,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,771
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,764
• Taxable income: $1,583
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,621/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: Corning School District
• NCES district ID: 0500009
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,919
• Composite: 28.73/100
• National rank: #6679
• State rank: #123 of 238 in AR

Livability — Corning

• Score: 71/100
• State rank: #38
• US rank: #6594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,302

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 191.7305
• 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

+179.4% since first listed

6 events — show timeline

• 2026-04-24 Listed $95,000 CARMLS
• 2022-12-01 Sold (Public Records) $54,900 Public Records
• 2022-12-01 Sold (MLS) $54,900 NEABOR MLS
• 2022-10-14 Listed $59,900 NEABOR MLS
• 2020-05-27 Sold (Public Records) $35,000 Public Records
• 1989-02-14 Sold (Public Records) $34,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $42 · +0.0% YoY. Source: county tax records.