475 S 2nd St · Tillar, AR 71670

$73,900

4 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 385 Days on market

Built 2002 1.55 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

Key facts

• 1.55 acre lot
• Garage
• Built 2002

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#158 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Mcgehee School District (town): math 24% / reading 23% proficiency, ranked #200 of 238 in AR (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Desha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($511 loan paydown + $2k appreciation (2.3% local appreciation)).
• Desha County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $65,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 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 F-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. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.78%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.99×
• Total profit: $41,075
• Equity at exit: $30,345

10-year hold

• IRR: 37.2%
• Equity multiple: 5.87×
• Total profit: $100,765
• Equity at exit: $44,636

Cash invested: $20,692 (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 71670

• Home prices YoY: 1.6%
• Active inventory: 1
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $548

Break-even live

Break-even rent $568

Max offer price $73,900

Occupancy floor 52%

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $73,900 Active 385 DOM
2. 2026-06-18
   days on market $73,900 Active 384 DOM
3. 2026-06-17
   days on market $73,900 Active 383 DOM
4. 2026-06-16
   days on market $73,900 Active 382 DOM
5. 2026-06-15
   days on market $73,900 Active 381 DOM
6. 2026-06-14
   days on market $73,900 Active 379 DOM
7. 2026-06-12
   days on market $73,900 Active 378 DOM
8. 2026-06-09
   days on market $73,900 Active 375 DOM
9. 2026-06-08
   days on market $73,900 Active 374 DOM
10. 2026-06-07
    days on market $73,900 Active 373 DOM
11. 2026-06-07
    days on market $73,900 Active 372 DOM
12. 2026-06-04
    days on market $73,900 Active 369 DOM
13. 2026-06-02
    days on market $73,900 Active 368 DOM
14. 2026-06-01
    days on market $73,900 Active 367 DOM
15. 2026-05-31
    days on market $73,900 Active 366 DOM
16. 2026-05-31
    days on market $73,900 Active 365 DOM
17. 2025-12-29
    status Back on Market 345-char remark

    Show marketing remark (345 chars)

    New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

18. 2025-12-13
    historical 345-char remark

    Show marketing remark (345 chars)

    New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

19. 2025-08-26
    price $73,900 345-char remark

    Show marketing remark (345 chars)

    New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

20. 2025-08-07
    status Back on Market 345-char remark

    Show marketing remark (345 chars)

    New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

21. 2025-08-02
    historical 345-char remark

    Show marketing remark (345 chars)

    New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

22. 2025-05-01
    listed $78,900 New Listing 345-char remark

    Show marketing remark (345 chars)

    New Investment Opportunity! Are you an investor or house flipper looking for your next project? This property has great potential and just needs a little TLC to become Home Sweet Home! Priced to sell AS-IS — no repairs will be made. Don’t miss your chance to transform this diamond in the rough into a dream home or profitable flip!

23. 2021-02-25
    soldstatus $95,700
24. 2021-02-24
    soldstatus $95,700 Sold 313-char remark

    Show marketing remark (313 chars)

    Country living- 4 Bedroom, 2 Bath home that has been updated with an addition, ac unit, new flooring and paint and a wood deck addition. The home also has underpinning that last a lifetime. This is not a mobile home and never has been so it will go as an rural development property with no money down. Call today!

25. 2021-01-26
    historical 313-char remark

    Show marketing remark (313 chars)

    Country living- 4 Bedroom, 2 Bath home that has been updated with an addition, ac unit, new flooring and paint and a wood deck addition. The home also has underpinning that last a lifetime. This is not a mobile home and never has been so it will go as an rural development property with no money down. Call today!

26. 2020-12-22
    status Under Contract 313-char remark

    Show marketing remark (313 chars)

    Country living- 4 Bedroom, 2 Bath home that has been updated with an addition, ac unit, new flooring and paint and a wood deck addition. The home also has underpinning that last a lifetime. This is not a mobile home and never has been so it will go as an rural development property with no money down. Call today!

27. 2020-08-07
    listed $95,000 New Listing 313-char remark

    Show marketing remark (313 chars)

    Country living- 4 Bedroom, 2 Bath home that has been updated with an addition, ac unit, new flooring and paint and a wood deck addition. The home also has underpinning that last a lifetime. This is not a mobile home and never has been so it will go as an rural development property with no money down. Call today!

28. 2020-06-19
    historical
29. 2020-06-15
    listed $95,000 New Listing
30. 2016-06-06
    soldstatus $43,000 Sold
31. 2016-04-23
    status Under Contract
32. 2016-03-30
    listed $43,000 New Listing
33. 2008-08-05
    soldstatus $54,000
34. 2005-11-07
    soldstatus $46,000
35. 2002-04-12
    soldstatus $25,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$105/yr (+$9/mo · 28.7%)

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

Taxation est. · year 1

• Rental income: $15,144
• − Mortgage interest: −$4,140
• − Property taxes: −$368
• − Insurance: −$370
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,150
• Taxable income: $5,694
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $5,209/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: Mcgehee School District
• NCES district ID: 0509630
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $29,604
• Composite: 18.88/100
• National rank: #8858
• State rank: #200 of 238 in AR

Livability — Tillar

• Score: 65/100
• State rank: #158
• US rank: #13449

Category grades

Amenities F 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: Tillar, AR
• Population (ZIP): 1,031

Population outlook (Desha County) Hauer SSP2

• Today (2025): 10,289 people
• By 2030: 9,472 · -7.9%
• By 2040: 8,102 · -21.3%
• By 2050: 7,128 · -30.7%
• By 2075: 6,222 · -39.5%
• By 2100: 6,583 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 25% Hispanic / Latino 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Desha

• 2024 margin: Toss-up / Even · D 46.7% · R 51.5% · Other 1.8%
• 2008→2024 swing: -17.0pp toward R · 2008: 12.2pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: D+2.3 2016: D+7.4 2012: D+12.9 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.30%
• Current HPI: 143.6389
• 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

+195.6% since first listed

19 events — show timeline

• 2025-12-29 Relisted — CARMLS
• 2025-12-13 Listing Removed — CARMLS
• 2025-08-26 Price Changed $73,900 CARMLS
• 2025-08-07 Relisted — CARMLS
• 2025-08-02 Listing Removed — CARMLS
• 2025-05-01 Listed $78,900 CARMLS
• 2021-02-25 Sold (Public Records) $95,700 Public Records
• 2021-02-24 Sold (MLS) $95,700 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-12-22 Pending — CARMLS
• 2020-08-07 Listed $95,000 CARMLS
• 2020-06-19 Listing Removed — CARMLS
• 2020-06-15 Listed $95,000 CARMLS
• 2016-06-06 Sold (MLS) $43,000 CARMLS
• 2016-04-23 Pending — CARMLS
• 2016-03-30 Listed $43,000 CARMLS
• 2008-08-05 Sold (Public Records) $54,000 Public Records
• 2005-11-07 Sold (Public Records) $46,000 Public Records
• 2002-04-12 Sold (Public Records) $25,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $368 · +0.0% YoY. Source: county tax records.