249 N Fordyce St · Rector, AR 72461

$55,000

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 190 Days on market

Built 1970 0.38 ac lot Est $100k · 45% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Fixer-Upper in Rector Welcome to this inviting 3-bedroom, 2-bath brick home nestled in the heart of Rector, Arkansas. Sitting on a 0.38-acre lot, this property offers a wonderful opportunity to create a personalized living space or a smart investment. The classic brick exterior gives the home a timeless appeal, while the double carport adds convenience and protection for your vehicles. Potential and Possibilities This fixer-upper is ready for someone with vision and creativity to bring it back to life. While the home currently has some floor issues and lacks heating, these challenges open the door for you to customize and upgrade according to your preferences. Imagine transforming

Key facts

• 0.38 acre lot
• 2 parking spots
• Built 1970

Property features AI

Finance

• HOA & community: Association/Condo fee: other (see remarks)

Exterior

• Parking: Carport with parking pads for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Insulated windows and doors; Attic vent (turbo); Other energy features (see remarks)
• Home design: Brick exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Porch; Partially fenced yard; Paved road access; Sloped, cleared lot

Interior

• Kitchen: Free‑standing stove; Open kitchen layout
• Bedrooms: Includes master bedroom plus two additional bedrooms
• Flooring: Carpet; Vinyl; Other (see remarks)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Window air units; Other (see remarks)
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Sheetrock walls and ceilings
• Laundry & utility: Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#120 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rector Elementary School (math 42% / reading 22%, grade F, #278 of 454 statewide, top 64%, 368 students, 75% FRL); Rector High School (math 27% / reading 32%, grade F, #142 of 292 statewide, top 53%, 248 students, 65% FRL) — zoned schools average 70% FRL vs 48% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 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 ($380 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $55k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.91% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.08%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $100,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N Fordyce	0.21mi	2/2.0 (-1)	1,258 (+0%)	16mo	$43,000	$34	70
115 E 2nd St #1	0.48mi	3/2.0	1,235 (-2%)	6mo	$99,000	$80	68
317 N Stewart	0.27mi	3/2.0	1,181 (-6%)	14mo	$139,900	$118	64
610 W 3rd St	0.52mi	3/1.0	1,343 (+7%)	1mo	$105,000	$78	61
220 W 6th	0.70mi	3/1.5	1,260 (+0%)	15mo	$99,900	$79	54
512 E Donaldson St	0.51mi	2/2.5 (-1)	1,131 (-10%)	0mo	$110,000	$97	50
217 S Pln	0.48mi	3/2.0	1,180 (-6%)	18mo	$112,500	$95	50
121 W 5th St	0.67mi	3/1.5	1,382 (+10%)	4mo	$72,500	$52	48
120 N Ballard St	0.49mi	3/1.5	1,441 (+15%)	13mo	$92,500	$64	42
130 N Ballard St	0.47mi	3/2.0	1,431 (+14%)	24mo	$127,000	$89	33
751-03200-000 Cr 130	0.60mi	3/1.5	1,430 (+14%)	24mo	$127,000	$89	29

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: 36.8%
• Equity multiple: 3.07×
• Total profit: $31,929
• Equity at exit: $24,730

10-year hold

• IRR: 36.8%
• Equity multiple: 6.09×
• Total profit: $78,343
• Equity at exit: $38,112

Cash invested: $15,400 (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 72461

• Active inventory: 37
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $397

Break-even live

Break-even rent $547

Max offer price $55,000

Occupancy floor 57%

Sensitivity live

Price	-10% $428	-5% $412	+0% $397	+5% $381	+10% $365
Rent	-10% $314	-5% $355	+0% $397	+5% $438	+10% $479
Rate	-1.0pp $424	-0.5pp $411	base $397	+0.5pp $382	+1.0pp $368

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-23
   status Under Contract
2. 2026-05-23
   status Pending (FC, SS, REO)
3. 2026-04-11
   historical
4. 2026-01-12
   price $55,000
5. 2025-11-25
   price $65,000
6. 2025-10-06
   price $75,000
7. 2025-10-03
   listed $78,000 New Listing
8. 2024-05-16
   soldstatus $30,000
9. 2019-03-29
   soldstatus $44,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $12,589
• − Mortgage interest: −$3,081
• − Property taxes: −$653
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,600
• Taxable income: $4,168
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $3,758/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Rector

• Score: 66/100
• State rank: #120
• US rank: #11481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rector, AR
• Population (ZIP): 3,684

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 (88%)
• Race & ethnicity: White 88% Two or more races 5%
• Common ancestry: Portuguese 3% Scotch-Irish 1% Slovak 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: —
• 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

+25.0% since first listed

9 events — show timeline

• 2026-05-23 Pending — CARMLS
• 2026-05-23 Pending — CARMLS
• 2026-04-11 Listing Removed — CARMLS
• 2026-01-12 Price Changed $55,000 CARMLS
• 2025-11-25 Price Changed $65,000 CARMLS
• 2025-10-06 Price Changed $75,000 CARMLS
• 2025-10-03 Listed $78,000 CARMLS
• 2024-05-16 Sold (Public Records) $30,000 Public Records
• 2019-03-29 Sold (Public Records) $44,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $653 · +2485.2% YoY. Source: county tax records.