628 South Ave · Harrison, AR 72601

$70,000

3 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 359 Days on market

Built 2000 10,415 sqft lot $58/sqft · 57% below 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! New metal roof ~2mo old and spared no expense with new framing and decking underneath. Full demo already completed down to the studs through the whole house, and ready for you to come finish to your liking. Come take advantage of an amazing investment opportunity right in the heart of downtown Harrison! Being sold as-is.

Key facts

• 0.24 acre lot
• Parking
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.0% in Harrison — 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 70/100 on livability (#52 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Harrison School District (town): math 53% / reading 54% proficiency, ranked #11 of 238 in AR (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $484 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $161,815
• List price: $70,000
• Delta: -56.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 W South Ave	0.18mi	2/1.0 (-1)	1,143 (-5%)	1mo	$75,000	$66	75
513 N Oak St	0.61mi	3/1.5	1,142 (-5%)	0mo	$147,500	$129	63
907 S Clifford St	0.43mi	3/1.0	1,280 (+6%)	7mo	$154,000	$120	61
210 N Spring	0.46mi	2/1.0 (-1)	1,126 (-6%)	2mo	$152,500	$135	59
618 S Sycamore St	0.61mi	3/1.5	1,288 (+7%)	2mo	$145,000	$113	58
115 W Erie	0.70mi	3/2.0	1,144 (-5%)	2mo	$70,000	$61	55
713 Sunset Ln	0.44mi	3/1.0	1,036 (-14%)	2mo	$172,000	$166	52
501 S Vine St	0.45mi	3/1.0	1,048 (-13%)	6mo	$109,000	$104	50
424 S Vine St	0.42mi	2/1.0 (-1)	1,056 (-12%)	5mo	$135,000	$128	49
1003 Berry St	0.60mi	2/1.0 (-1)	1,080 (-10%)	0mo	$162,500	$150	48
414 N Spring St	0.59mi	3/1.0	1,370 (+14%)	0mo	$147,000	$107	48
404 N Maple St	0.54mi	2/1.0 (-1)	1,028 (-15%)	6mo	$140,000	$136	38

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.13×
• Total profit: $2,548
• Equity at exit: $13,848

10-year hold

• IRR: 10.9%
• Equity multiple: 1.96×
• Total profit: $18,777
• Equity at exit: $12,076

Cash invested: $19,600 (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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $168

Break-even live

Break-even rent $537

Max offer price $70,000

Occupancy floor 73%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 N Cherry St Unit A Harrison, AR	2.0	1.0	1000	$750	$0.75	43d	1	0.96mi

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 359 DOM
2. 2026-06-17
   days on market $70,000 Active 358 DOM
3. 2026-06-16
   days on market $70,000 Active 357 DOM
4. 2026-06-15
   days on market $70,000 Active 356 DOM
5. 2026-06-14
   days on market $70,000 Active 354 DOM
6. 2026-06-12
   days on market $70,000 Active 353 DOM
7. 2026-06-09
   days on market $70,000 Active 350 DOM
8. 2026-06-08
   days on market $70,000 Active 349 DOM
9. 2026-06-07
   days on market $70,000 Active 348 DOM
10. 2026-06-07
    days on market $70,000 Active 347 DOM
11. 2026-06-04
    days on market $70,000 Active 344 DOM
12. 2026-06-02
    days on market $70,000 Active 343 DOM
13. 2026-06-01
    days on market $70,000 Active 342 DOM
14. 2026-05-31
    days on market $70,000 Active 341 DOM
15. 2026-05-31
    days on market $70,000 Active 340 DOM
16. 2025-06-24
    listed $70,000 Active 342-char remark

    Show marketing remark (342 chars)

    Investor Special! New metal roof ~2mo old and spared no expense with new framing and decking underneath. Full demo already completed down to the studs through the whole house, and ready for you to come finish to your liking. Come take advantage of an amazing investment opportunity right in the heart of downtown Harrison! Being sold as-is.

17. 2024-11-15
    soldstatus $35,000 Closed 345-char remark

    Show marketing remark (345 chars)

    I list homes like this so I don't have to pay for professional photos. You'll get to experience every aspect of remodeling with this home, except for the roof. .. seller to install a new metal roof prior to closing with a full price offer. All #s are approx, age & sq ft per assessor, enter at your own risk, not responsible for accidents.

18. 2024-11-01
    status Pending 345-char remark

    Show marketing remark (345 chars)

    I list homes like this so I don't have to pay for professional photos. You'll get to experience every aspect of remodeling with this home, except for the roof. .. seller to install a new metal roof prior to closing with a full price offer. All #s are approx, age & sq ft per assessor, enter at your own risk, not responsible for accidents.

19. 2024-10-25
    listed $49,900 Active 345-char remark

    Show marketing remark (345 chars)

    I list homes like this so I don't have to pay for professional photos. You'll get to experience every aspect of remodeling with this home, except for the roof. .. seller to install a new metal roof prior to closing with a full price offer. All #s are approx, age & sq ft per assessor, enter at your own risk, not responsible for accidents.

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$111/yr (+$9/mo · 32.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,000
• − Mortgage interest: −$3,921
• − Property taxes: −$337
• − Insurance: −$350
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,036
• Taxable income: $915
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $1,798/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: Harrison School District
• NCES district ID: 0507380
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $37,726
• Composite: 44.51/100
• National rank: #2796
• State rank: #11 of 238 in AR

Livability — Harrison

• Score: 70/100
• State rank: #52
• US rank: #7654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+40.3% since first listed

4 events — show timeline

• 2025-06-24 Listed $70,000 NWARMLS
• 2024-11-15 Sold (MLS) $35,000 NWARMLS
• 2024-11-01 Pending — NWARMLS
• 2024-10-25 Listed $49,900 NWARMLS

Property tax history

+2.1%/yr

Latest (2025): $337 · +0.0% YoY. Source: county tax records.