801 Crittenden St · Arkadelphia, AR 71923

$129,900

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 100 Days on market

Built 1940 10,454 sqft lot $63/sqft · 24% below area Est $171k · 24% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this charming 1940's single family home, nestled in the heart of downtown Arkadelphia near the prestigious Henderson State University and Ouachita Baptist University. Boasting 3 bedrooms, with potential for a 4th, and 2 baths, this home exudes character and comfort. The timeless appeal of the era is evident in the architectural details and craftsmanship throughout. Enjoy the convenience of living in close proximity to top educational institutions, shopping, and dining, creating an idyllic setting for family life. Embrace the nostalgia of yesteryear and the modern amenities of today in this delightful home, perfectly situated in the vibrant downtown area of Arkadelphia, Arkansas. Seller Installed NEW Heat & Air 2024 Recent paint/projects finished 2025

Key facts

• Proximity to dining
• Single family home
• Craftsmanship

Tags

• SINGLE FAMILY HOME
• ARCHITECTURAL DETAILS
• CRAFTSMANSHIP
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• NEW HEAT & AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (4.1% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.3% in Arkadelphia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#32 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D, amenities D, commute F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 130 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.96% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $171,350
• List price: $129,900
• Delta: -24.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 S 7th St	0.16mi	3/2.0	1,800 (-12%)	3mo	$148,500	$83	70
216 N 4th St	0.43mi	3/1.0	1,937 (-5%)	8mo	$215,000	$111	61
1325 Hunter St	0.53mi	3/2.0	2,100 (+2%)	18mo	$70,000	$33	56
224 Caddo St	0.41mi	3/2.0	1,810 (-12%)	15mo	$153,700	$85	49
1535 Pine Manor Dr	0.60mi	3/1.5	1,866 (-9%)	14mo	$175,000	$94	44
1565 Pine Manor Dr	0.67mi	4/2.0 (+1)	1,786 (-13%)	11mo	$145,000	$81	33

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,878
• Equity at exit: $19,369

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $7,814
• Equity at exit: $11,231

Cash invested: $36,372 (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 71923

• Home prices YoY: -21.8%
• Active inventory: 130
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $192

Break-even live

Break-even rent $1,003

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $265	-5% $229	+0% $192	+5% $155	+10% $118
Rent	-10% $93	-5% $143	+0% $192	+5% $241	+10% $290
Rate	-1.0pp $257	-0.5pp $225	base $192	+0.5pp $158	+1.0pp $124

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-05-31
   days on market $129,900 Active 100 DOM
2. 2026-05-31
   days on market $129,900 Active 99 DOM
3. 2026-03-13
   price $129,900 789-char remark

   Show marketing remark (820 chars)

   Step back in time with this charming 1940's single family home, nestled in the heart of downtown Arkadelphia near the prestigious Henderson State University and Ouachita Baptist University. Boasting 3 bedrooms, with potential for a 4th, and 2 baths, this home exudes character and comfort. The timeless appeal of the era is evident in the architectural details and craftsmanship throughout. Enjoy the convenience of living in close proximity to top educational institutions, shopping, and dining, creating an idyllic setting for family life. Embrace the nostalgia of yesteryear and the modern amenities of today in this delightful home, perfectly situated in the vibrant downtown area of Arkadelphia, Arkansas. Seller Installed New Heat & Air 2024! Seller recently completed projects/painting/doorway/exterior 2025

4. 2026-03-13
   price $129,900 820-char remark

   Show marketing remark (820 chars)

   Step back in time with this charming 1940's single family home, nestled in the heart of downtown Arkadelphia near the prestigious Henderson State University and Ouachita Baptist University. Boasting 3 bedrooms, with potential for a 4th, and 2 baths, this home exudes character and comfort. The timeless appeal of the era is evident in the architectural details and craftsmanship throughout. Enjoy the convenience of living in close proximity to top educational institutions, shopping, and dining, creating an idyllic setting for family life. Embrace the nostalgia of yesteryear and the modern amenities of today in this delightful home, perfectly situated in the vibrant downtown area of Arkadelphia, Arkansas. Seller Installed New Heat & Air 2024! Seller recently completed projects/painting/doorway/exterior 2025

5. 2026-02-20
   listed $149,900 Active 820-char remark

   Show marketing remark (789 chars)

   Step back in time with this charming 1940's single family home, nestled in the heart of downtown Arkadelphia near the prestigious Henderson State University and Ouachita Baptist University. Boasting 3 bedrooms, with potential for a 4th, and 2 baths, this home exudes character and comfort. The timeless appeal of the era is evident in the architectural details and craftsmanship throughout. Enjoy the convenience of living in close proximity to top educational institutions, shopping, and dining, creating an idyllic setting for family life. Embrace the nostalgia of yesteryear and the modern amenities of today in this delightful home, perfectly situated in the vibrant downtown area of Arkadelphia, Arkansas. Seller Installed NEW Heat & Air 2024 Recent paint/projects finished 2025

6. 2026-02-20
   listed $149,900 New Listing 789-char remark

   Show marketing remark (789 chars)

   Step back in time with this charming 1940's single family home, nestled in the heart of downtown Arkadelphia near the prestigious Henderson State University and Ouachita Baptist University. Boasting 3 bedrooms, with potential for a 4th, and 2 baths, this home exudes character and comfort. The timeless appeal of the era is evident in the architectural details and craftsmanship throughout. Enjoy the convenience of living in close proximity to top educational institutions, shopping, and dining, creating an idyllic setting for family life. Embrace the nostalgia of yesteryear and the modern amenities of today in this delightful home, perfectly situated in the vibrant downtown area of Arkadelphia, Arkansas. Seller Installed NEW Heat & Air 2024 Recent paint/projects finished 2025

7. 2026-02-20
   historical

   Show marketing remark (789 chars)

   Step back in time with this charming 1940's single family home, nestled in the heart of downtown Arkadelphia near the prestigious Henderson State University and Ouachita Baptist University. Boasting 3 bedrooms, with potential for a 4th, and 2 baths, this home exudes character and comfort. The timeless appeal of the era is evident in the architectural details and craftsmanship throughout. Enjoy the convenience of living in close proximity to top educational institutions, shopping, and dining, creating an idyllic setting for family life. Embrace the nostalgia of yesteryear and the modern amenities of today in this delightful home, perfectly situated in the vibrant downtown area of Arkadelphia, Arkansas. Seller Installed NEW Heat & Air 2024 Recent paint/projects finished 2025

8. 2025-10-14
   price $155,000
9. 2025-10-14
   price $155,000
10. 2025-09-08
    price $165,000
11. 2025-09-07
    listed $165,000 New Listing
12. 2025-09-01
    historical
13. 2025-06-08
    listed $190,000 New Listing
14. 2025-06-06
    historical
15. 2025-01-24
    listed $190,000 New Listing
16. 2025-01-24
    historical
17. 2024-11-08
    price $205,999
18. 2024-11-08
    price $205,999
19. 2024-09-16
    price $215,000
20. 2024-09-16
    price $215,000
21. 2024-09-09
    listed $231,500 New Listing
22. 2022-05-20
    soldstatus $95,000
23. 2022-05-18
    soldstatus $95,000 Sold
24. 2022-05-10
    status Under Contract
25. 2022-04-29
    price $135,000
26. 2022-04-29
    status Price Change
27. 2022-02-24
    historical Take Backups
28. 2022-02-20
    listed $165,000 New Listing
29. 2008-03-10
    soldstatus $95,000
30. 2001-08-14
    soldstatus $70,000
31. 1993-10-01
    soldstatus $54,000

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$145/yr (+$12/mo · 21.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,952
• − Mortgage interest: −$7,276
• − Property taxes: −$686
• − Insurance: −$650
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,779
• Taxable income: $169
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,261/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Arkadelphia

• Score: 72/100
• State rank: #32
• US rank: #6224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arkadelphia, AR
• City population: 1,292
• Population (ZIP): 14,374

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.38%
• Current HPI: 209.8396
• 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

+140.6% since first listed

29 events — show timeline

• 2026-03-13 Price Changed $129,900 CARMLS
• 2026-03-13 Price Changed $129,900 HSBOR
• 2026-02-20 Listed $149,900 HSBOR
• 2026-02-20 Listing Removed — CARMLS
• 2026-02-20 Listed $149,900 CARMLS
• 2025-10-14 Price Changed $155,000 CARMLS
• 2025-10-14 Price Changed $155,000 HSBOR
• 2025-09-08 Price Changed $165,000 HSBOR
• 2025-09-07 Listed $165,000 CARMLS
• 2025-09-01 Listing Removed — CARMLS
• 2025-06-08 Listed $190,000 CARMLS
• 2025-06-06 Listing Removed — CARMLS
• 2025-01-24 Listing Removed — CARMLS
• 2025-01-24 Listed $190,000 CARMLS
• 2024-11-08 Price Changed $205,999 CARMLS
• 2024-11-08 Price Changed $205,999 HSBOR
• 2024-09-16 Price Changed $215,000 CARMLS
• 2024-09-16 Price Changed $215,000 HSBOR
• 2024-09-09 Listed $231,500 CARMLS
• 2022-05-20 Sold (Public Records) $95,000 Public Records
• 2022-05-18 Sold (MLS) $95,000 CARMLS
• 2022-05-10 Pending — CARMLS
• 2022-04-29 Price Changed $135,000 CARMLS
• 2022-04-29 Relisted — CARMLS
• 2022-02-24 Contingent — CARMLS
• 2022-02-20 Listed $165,000 CARMLS
• 2008-03-10 Sold (Public Records) $95,000 Public Records
• 2001-08-14 Sold (Public Records) $70,000 Public Records
• 1993-10-01 Sold (Public Records) $54,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $686 · -4.9% YoY. Source: county tax records.