302 Norma St · Tuckerman, AR 72473

$80,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 64 Days on market

Built 1972 0.25 ac lot $80/sqft · 14% below area Est $103k · 22% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Appreciation +5.3/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

302 Norma St Tuckerman AR Don't miss out on this house! 3 bedroom, 1.5 bathroom, living room, kitchen, laundry room with extra storage space. Built in 1972, this home has a newer metal roof, Central Heat and Air 8 years old, and new kitchen counter tops. Slab concrete floors and brand new energy efficient windows allow upgrades to be spent on the buyer's choice of decor. This would make a great starter home or possibly a rental. Tuckerman water and sewer, Entergy, and Summit Gas supply the utilities. Property sits on a . 25 acre lot which measures 75' on front and 145' deep.

Key facts

• Extra storage space
• Slab concrete floors
• 25 acre lot

Tags

• NEWER METAL ROOF
• NEW KITCHEN COUNTER TOPS
• ENERGY EFFICIENT WINDOWS
• EXTRA STORAGE SPACE
• SLAB CONCRETE FLOORS
• 25 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#73 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Jackson County School District (rural): math 56% / reading 44% proficiency, ranked #21 of 238 in AR (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($553 loan paydown + $517 appreciation (0.7% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $80k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $102,502
• List price: $80,000
• Delta: -21.95%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Devine St	0.04mi	3/1.5	1,107 (+11%)	3mo	$135,000	$122	78
307 Norma St	0.04mi	2/1.0 (-1)	906 (-9%)	3mo	$125,000	$138	73
306 Woodlawn Ave	0.12mi	3/1.0	1,133 (+13%)	23mo	$116,000	$102	51

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

Projected returns pro-forma

0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.57×
• Total profit: $12,826
• Equity at exit: $25,850

10-year hold

• IRR: 15.6%
• Equity multiple: 2.82×
• Total profit: $40,824
• Equity at exit: $33,250

Cash invested: $22,400 (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 72473

• Home prices YoY: 0.4%
• Active inventory: 11
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $200

Break-even live

Break-even rent $628

Max offer price $80,000

Occupancy floor 72%

Sensitivity live

Price	-10% $245	-5% $222	+0% $200	+5% $177	+10% $154
Rent	-10% $130	-5% $165	+0% $200	+5% $235	+10% $269
Rate	-1.0pp $240	-0.5pp $220	base $200	+0.5pp $179	+1.0pp $158

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $80,000 Active 64 DOM
2. 2026-06-18
   days on market $80,000 Active 63 DOM
3. 2026-06-17
   days on market $80,000 Active 62 DOM
4. 2026-06-16
   days on market $80,000 Active 61 DOM
5. 2026-06-15
   days on market $80,000 Active 60 DOM
6. 2026-06-14
   days on market $80,000 Active 58 DOM
7. 2026-06-12
   days on market $80,000 Active 57 DOM
8. 2026-06-09
   days on market $80,000 Active 54 DOM
9. 2026-06-08
   days on market $80,000 Active 53 DOM
10. 2026-06-07
    days on market $80,000 Active 52 DOM
11. 2026-06-05
    days on market $80,000 Active 50 DOM
12. 2026-06-04
    days on market $80,000 Active 48 DOM
13. 2026-06-02
    days on market $80,000 Active 47 DOM
14. 2026-06-01
    days on market $80,000 Active 46 DOM
15. 2026-05-31
    days on market $80,000 Active 45 DOM
16. 2026-05-31
    days on market $80,000 Active 44 DOM
17. 2026-04-16
    listed $80,000 Active 583-char remark

    Show marketing remark (583 chars)

    302 Norma St Tuckerman AR Don't miss out on this house! 3 bedroom, 1.5 bathroom, living room, kitchen, laundry room with extra storage space. Built in 1972, this home has a newer metal roof, Central Heat and Air 8 years old, and new kitchen counter tops. Slab concrete floors and brand new energy efficient windows allow upgrades to be spent on the buyer's choice of decor. This would make a great starter home or possibly a rental. Tuckerman water and sewer, Entergy, and Summit Gas supply the utilities. Property sits on a . 25 acre lot which measures 75' on front and 145' deep.

18. 2007-01-19
    soldstatus $26,000
19. 1999-01-15
    soldstatus $36,576

ⓘ 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: $522 · $43/mo
• Projected year-2 tax: $522 · $43/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 6/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 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: $10,574
• − Mortgage interest: −$4,481
• − Property taxes: −$522
• − Insurance: −$400
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,327
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,121/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: Jackson County School District
• NCES district ID: 0513230
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $33,648
• Composite: 41.28/100
• National rank: #3518
• State rank: #21 of 238 in AR

Livability — Tuckerman

• Score: 69/100
• State rank: #73
• US rank: #8736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuckerman, AR
• Population (ZIP): 1,907

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Italian 7% Slovak 3% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.65%
• Current HPI: 151.9804
• 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

+118.7% since first listed

3 events — show timeline

• 2026-04-16 Listed $80,000 NEABOR MLS
• 2007-01-19 Sold (Public Records) $26,000 Public Records
• 1999-01-15 Sold (Public Records) $36,576 Public Records

Property tax history

+5.1%/yr

Latest (2025): $522 · +15.1% YoY. Source: county tax records.