904 Johnson · Lake City, AR 72437

$134,500

3 bd · 1.0 ba · 1,133 sqft · SingleFamily public records · 23 Days on market

Built 1980 0.34 ac lot Est $145k · 7% under

---

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 +27.5/30.0
• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very adorable starter home or investment property, newly painted cabinets and hardware, new countertops, newly tiled shower with new pipes, HVAC less than five years old per seller when they purchased, newer water heater, and fenced yard with storage building, priced to sell.

Key facts

• Fenced yard
• Storage building
• New countertops

Tags

• NEWLY PAINTED CABINETS
• NEW COUNTERTOPS
• NEWLY TILED SHOWER
• FENCED YARD
• STORAGE BUILDING

Property features AI

Finance

• Financial info: Financing options may include FHA, conventional, cash, or in-house financing

Exterior

• Parking: Carport (1 car)
• Utilities: Public sewer; Public water; Electric (municipal/Entergy); Cable TV available
• Home design: Brick and frame combination exterior; Inside city limits
• Construction: Slab foundation; 3-tab shingle roof
• Exterior features: Fully fenced yard with chain link; Paved road access; Level lot

Interior

• Kitchen: Refrigerator stays
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric); Central heat (gas); Floor/wall furnace
• Interior features: Ceiling fan(s); Sheetrock walls and ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $132k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.1% in Lake City — 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 64/100 on livability (#180 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.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($930 loan paydown + $13k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $132,482 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $145,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Catfish Dr	0.03mi	3/2.0	1,161 (+2%)	1mo	$167,500	$144	90
1102 Estelle	0.19mi	3/1.0	1,121 (-1%)	2mo	$145,000	$129	88
1009 Opal Cir	0.52mi	3/1.0	1,121 (-1%)	4mo	$133,900	$119	70
911 Grimes St	0.59mi	3/1.0	1,121 (-1%)	10mo	$85,000	$76	62
1008 Catfish St	0.55mi	3/1.0	1,121 (-1%)	15mo	$135,000	$120	60
810 Grimes Rd	0.55mi	3/1.0	1,121 (-1%)	15mo	$129,900	$116	60
505 Maumelle St	0.44mi	3/1.0	1,056 (-7%)	11mo	$135,000	$128	59
801 Pyland	0.17mi	3/2.0	1,254 (+11%)	15mo	$207,000	$165	58
1003 Sixth	0.41mi	3/2.0	1,300 (+15%)	2mo	$219,000	$168	51
603 1/2 Lake St	0.53mi	3/1.0	975 (-14%)	6mo	$119,000	$122	47
105 Mead St	0.50mi	3/1.0	1,026 (-9%)	17mo	$127,000	$124	47
1003 Sixth	0.48mi	3/2.0	1,300 (+15%)	2mo	$219,000	$168	47

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

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.61×
• Total profit: $98,340
• Equity at exit: $120,849

10-year hold

• IRR: 28.9%
• Equity multiple: 8.16×
• Total profit: $269,471
• Equity at exit: $260,278

Cash invested: $37,660 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 34
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $399

Break-even live

Break-even rent $1,070

Max offer price $134,500

Occupancy floor 70%

Sensitivity live

Price	-10% $475	-5% $437	+0% $399	+5% $361	+10% $323
Rent	-10% $275	-5% $337	+0% $399	+5% $461	+10% $523
Rate	-1.0pp $467	-0.5pp $433	base $399	+0.5pp $364	+1.0pp $329

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	45d	1	0.90mi

Listing history 30 events

1. 2026-06-21
   days on market $134,500 Active 23 DOM
2. 2026-06-19
   days on market $134,500 Active 21 DOM
3. 2026-06-18
   days on market $134,500 Active 20 DOM
4. 2026-06-17
   days on market $134,500 Active 19 DOM
5. 2026-06-16
   days on market $134,500 Active 18 DOM
6. 2026-06-15
   days on market $134,500 Active 17 DOM
7. 2026-06-14
   days on market $134,500 Active 15 DOM
8. 2026-06-12
   days on market $134,500 Active 14 DOM
9. 2026-06-09
   days on market $134,500 Active 11 DOM
10. 2026-06-08
    days on market $134,500 Active 10 DOM
11. 2026-06-07
    days on market $134,500 Active 9 DOM
12. 2026-06-05
    statusdays on market $134,500 Active 7 DOM
13. 2026-06-04
    days on market $134,500 New Listing 5 DOM
14. 2026-06-02
    days on market $134,500 New Listing 4 DOM
15. 2026-06-01
    days on market $134,500 New Listing 3 DOM
16. 2026-05-31
    days on market $134,500 New Listing 2 DOM
17. 2026-05-29
    listed $134,500 Active 276-char remark

    Show marketing remark (276 chars)

    Very adorable starter home or investment property, newly painted cabinets and hardware, new countertops, newly tiled shower with new pipes, HVAC less than five years old per seller when they purchased, newer water heater, and fenced yard with storage building, priced to sell.

18. 2026-05-29
    listed $134,500 New Listing

    Show marketing remark (276 chars)

    Very adorable starter home or investment property, newly painted cabinets and hardware, new countertops, newly tiled shower with new pipes, HVAC less than five years old per seller when they purchased, newer water heater, and fenced yard with storage building, priced to sell.

19. 2024-09-05
    soldstatus $119,900 Sold 416-char remark

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

20. 2024-09-05
    soldstatus $119,900 Closed

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

21. 2024-09-05
    soldstatus $119,900

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

22. 2024-08-09
    historical

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

23. 2024-08-09
    status Under Contract 416-char remark

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

24. 2024-07-23
    price $119,900
25. 2024-07-03
    listed $129,700 Active

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

26. 2024-07-03
    listed $119,900 New Listing 416-char remark

    Show marketing remark (416 chars)

    Welcome to the market 904 Johnson Street, Lake City, AR. Very cute 3-bedroom 1 bath home. The sellers have updated the flooring throughout with waterproof LVP. All kitchen appliances are a year old. Seller is willing to leave the new refrigerator with acceptable offer. The water heater and HVAC are only a couple years old as well. Great home for a young family or for an investor looking to expand their portfolio.

27. 2017-03-13
    soldstatus $66,875
28. 2013-08-07
    soldstatus $59,000
29. 2013-08-02
    soldstatus $59,000
30. 2013-02-26
    listed $59,900

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $18,900
• − Mortgage interest: −$7,534
• − Property taxes: −$1,006
• − Insurance: −$672
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,913
• Taxable income: $2,751
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $4,128/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.97%
• Current HPI: 295.1637
• 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

+124.5% since first listed

14 events — show timeline

• 2026-05-29 Listed $134,500 CARMLS
• 2026-05-29 Listed $134,500 NEABOR MLS
• 2024-09-05 Sold (Public Records) $119,900 Public Records
• 2024-09-05 Sold (MLS) $119,900 NEABOR MLS
• 2024-09-05 Sold (MLS) $119,900 CARMLS
• 2024-08-09 Delisted — NEABOR MLS
• 2024-08-09 Pending — CARMLS
• 2024-07-23 Price Changed $119,900 NEABOR MLS
• 2024-07-03 Listed $129,700 NEABOR MLS
• 2024-07-03 Listed $119,900 CARMLS
• 2017-03-13 Sold (Public Records) $66,875 Public Records
• 2013-08-07 Sold (Public Records) $59,000 Public Records
• 2013-08-02 Sold (MLS) $59,000 CARMLS
• 2013-02-26 Listed $59,900 CARMLS

Property tax history

+10.5%/yr

Latest (2025): $1,006 · +200.6% YoY. Source: county tax records.