407 College St · Marvell, AR 72366

$110,000

3 bd · 2.0 ba · 1,749 sqft · SingleFamily public records · 52 Days on market

Built 1966 0.29 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

This well maintained 3 bedroom, 2 bath brick home offers an open floor plan designed for comfortable everyday living. The spacious living area flows seamlessly into the kitchen and dining space, creating an inviting layout ideal for entertaining or relaxing with family. Situated on a beautifully shaded lot, the property offers mature trees and a peaceful outdoor setting. The 2 car carport provides ample covered parking and easy access to the home.

Key facts

• Open floor plan
• Covered parking
• Spacious living area

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• MATURE TREES
• PEACEFUL OUTDOOR SETTING
• COVERED PARKING

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property; Approximate living area 1,749
• Construction: 3-tab shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Refrigerator stays
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central heating (gas)
• Interior features: Wood and tile flooring; Great room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

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 $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#237 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools F, amenities F, commute F.
• Marvell School District (rural): math 14% / reading 12% proficiency, ranked #243 of 245 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k appreciation (1.7% local appreciation)).
• Phillips County population projected at -45% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1966 — 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 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. 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: 1.08% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $34,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Doc Brown St	0.36mi	4/2.0 (+1)	1,782 (+2%)	8mo	$36,000	$20	68

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

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.70×
• Total profit: $21,593
• Equity at exit: $41,453

10-year hold

• IRR: 16.2%
• Equity multiple: 3.09×
• Total profit: $64,461
• Equity at exit: $58,242

Cash invested: $30,800 (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 72366

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $250

Break-even live

Break-even rent $869

Max offer price $110,000

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   status Under Contract
2. 2026-02-25
   listed $110,000 New Listing
3. 1999-09-02
   soldstatus $60,000

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,222
• − Mortgage interest: −$6,162
• − Property taxes: −$768
• − Insurance: −$550
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,200
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,691/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: Marvell School District
• NCES district ID: 0509510
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 12% ▼ -3.00%
• Median HH income: $30,534
• Composite: 13.79/100
• National rank: #14475
• State rank: #243 of 245 in AR

Livability — Marvell

• Score: 61/100
• State rank: #237
• US rank: #17737

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: Marvell, AR
• Population (ZIP): 1,637

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 15,786 people
• By 2030: 14,028 · -11.1%
• By 2040: 11,019 · -30.2%
• By 2050: 8,684 · -45.0%
• By 2075: 5,074 · -67.9%
• By 2100: 3,053 · -80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 37% Two or more races 9% Hispanic / Latino 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Phillips

• 2024 margin: D (+13.3) · D 55.8% · R 42.5% · Other 1.7%
• 2008→2024 swing: -15.7pp toward R · 2008: 29.0pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+19.3 2016: D+26.8 2012: D+32.8 2008: D+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 94.2121
• 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

+83.3% since first listed

3 events — show timeline

• 2026-04-22 Pending — CARMLS
• 2026-02-25 Listed $110,000 CARMLS
• 1999-09-02 Sold (Public Records) $60,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $768 · +1.7% YoY. Source: county tax records.