904 Poplar Dr · Star City, AR 71667

$97,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 191 Days on market

Built 1980 10,454 sqft lot $96/sqft · 21% below area Est $122k · 21% 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

Key facts

• Barn doors
• Primary suite
• Transoms above doors

Tags

• WIDE PLANK FLOORING
• ORIGINAL TRIM
• TRANSOMS ABOVE DOORS
• PRIMARY SUITE
• BARN DOORS
• FULLY UPDATED KITCHEN

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 $123 ($1k/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 66/100 on livability (#131 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.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 4 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($671 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/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 191 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $122,155
• List price: $97,000
• Delta: -20.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Poplar	0.03mi	3/1.0	1,086 (+8%)	7mo	$145,000	$134	80
402 Miles St	0.19mi	2/1.0 (-1)	936 (-7%)	10mo	$130,000	$139	66
420 Pine Terrace Dr Dr	0.36mi	2/1.0 (-1)	884 (-12%)	3mo	$60,000	$68	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.24×
• Total profit: $60,703
• Equity at exit: $87,385

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $172,610
• Equity at exit: $188,450

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 71667

• Home prices YoY: 7.7%
• Active inventory: 28
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $123

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 83%

Sensitivity live

Price	-10% $190	-5% $157	+0% $123	+5% $90	+10% $56
Rent	-10% $44	-5% $84	+0% $123	+5% $163	+10% $203
Rate	-1.0pp $172	-0.5pp $148	base $123	+0.5pp $98	+1.0pp $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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $97,000 Active 191 DOM
2. 2026-06-18
   statusdays on market $97,000 Active 190 DOM
3. 2026-06-17
   days on market $97,000 Price Change 189 DOM
4. 2026-06-16
   days on market $97,000 Price Change 188 DOM
5. 2026-06-15
   days on market $97,000 Price Change 187 DOM
6. 2026-06-14
   days on market $97,000 Price Change 185 DOM
7. 2026-06-12
   pricestatusdays on market $97,000 Price Change 184 DOM
8. 2026-06-09
   days on market $99,000 Active 181 DOM
9. 2026-06-08
   statusdays on market $99,000 Active 180 DOM
10. 2026-06-07
    days on market $99,000 Price Change 179 DOM
11. 2026-06-05
    days on market $99,000 Price Change 176 DOM
12. 2026-06-03
    days on market $99,000 Price Change 175 DOM
13. 2026-06-02
    days on market $99,000 Price Change 174 DOM
14. 2026-06-01
    pricestatus $99,000 Price Change 173 DOM
15. 2026-06-01
    days on market $99,500 Active 173 DOM
16. 2026-05-31
    days on market $99,500 Active 172 DOM
17. 2026-05-30
    days on market $99,500 Active 171 DOM
18. 2026-05-19
    price $99,500 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

19. 2026-04-20
    price $100,000 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

20. 2026-04-02
    price $107,000 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

21. 2026-03-18
    price $107,500 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

22. 2026-03-10
    price $109,500 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

23. 2026-02-13
    price $110,000 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

24. 2026-01-07
    price $112,000 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

25. 2025-12-31
    price $115,000 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

26. 2025-12-24
    price $117,500 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

27. 2025-12-10
    listed $120,000 New Listing 470-char remark

    Show marketing remark (470 chars)

    An incredible opportunity for a first-time homebuyer or an investor. This 3 bedroom, 2 bathroom home is full of historic charm and offers abundant natural light throughout. The spacious primary bedroom provides a comfortable retreat. While the home does need some TLC, it presents a fantastic chance to add value and customize it to your vision. Whether you’re looking to invest or create your first home, don’t miss the potential this property has to offer.

28. 2025-11-13
    status Under Contract
29. 2025-11-10
    historical
30. 2025-10-29
    listed $120,000 New Listing
31. 2023-02-13
    status Under Contract
32. 2023-02-13
    soldstatus $92,000 Sold
33. 2023-02-13
    soldstatus $92,000
34. 2023-01-21
    historical Take Backups
35. 2022-12-19
    status Back on Market
36. 2022-12-12
    historical Take Backups
37. 2022-12-11
    status Under Contract
38. 2022-12-08
    status Back on Market
39. 2022-12-06
    status Under Contract
40. 2022-11-11
    listed $89,000 New Listing
41. 2021-04-27
    soldstatus $78,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,057
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,822
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,497/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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Star City

• Score: 66/100
• State rank: #131
• US rank: #12052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Star City, AR
• City population: 6,927
• Population (ZIP): 6,927

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 13,516 people
• By 2030: 13,354 · -1.2%
• By 2040: 13,200 · -2.3%
• By 2050: 13,170 · -2.6%
• By 2075: 12,581 · -6.9%
• By 2100: 10,008 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.1) · D 24.1% · R 74.2% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -18.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+43.8 2016: R+31.5 2012: R+20.8 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.46%
• Current HPI: 161.0228
• 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

+27.6% since first listed

24 events — show timeline

• 2026-05-19 Price Changed $99,500 CARMLS
• 2026-04-20 Price Changed $100,000 CARMLS
• 2026-04-02 Price Changed $107,000 CARMLS
• 2026-03-18 Price Changed $107,500 CARMLS
• 2026-03-10 Price Changed $109,500 CARMLS
• 2026-02-13 Price Changed $110,000 CARMLS
• 2026-01-07 Price Changed $112,000 CARMLS
• 2025-12-31 Price Changed $115,000 CARMLS
• 2025-12-24 Price Changed $117,500 CARMLS
• 2025-12-10 Listed $120,000 CARMLS
• 2025-11-13 Pending — CARMLS
• 2025-11-10 Listing Removed — CARMLS
• 2025-10-29 Listed $120,000 CARMLS
• 2023-02-13 Pending — CARMLS
• 2023-02-13 Sold (Public Records) $92,000 Public Records
• 2023-02-13 Sold (MLS) $92,000 CARMLS
• 2023-01-21 Contingent — CARMLS
• 2022-12-19 Relisted — CARMLS
• 2022-12-12 Contingent — CARMLS
• 2022-12-11 Pending — CARMLS
• 2022-12-08 Relisted — CARMLS
• 2022-12-06 Pending — CARMLS
• 2022-11-11 Listed $89,000 CARMLS
• 2021-04-27 Sold (Public Records) $78,000 Public Records

Property tax history

-15.7%/yr

Latest (2025): $25 · -74.1% YoY. Source: county tax records.