125 Van Buren Dr · Charleston, AR 72933

$190,000

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 34 Days on market

Built 1971 $128/sqft · at area comps Est $198k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +7.7/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Gather the friends and family for cookouts around the pool! This charming home is move-in ready! Fresh, new interior paint gives it a bright, clean, modern look. Large, open and spacious kitchen with plenty of countertop space. Two living areas. One of which could possibly be converted to an extra bedroom, playroom or office. Large, privacy fenced backyard with inground pool. Centrally located in an established neighborhood. A must see!

Key facts

• Large backyard
• Separate fence
• Quiet neighborhood

Tags

• LARGE BACKYARD
• SEPARATE FENCE
• OPEN KITCHEN
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (37.1% below list).
• Recommended offer: $120k (37.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#70 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Charleston School District (rural): math 46% / reading 43% proficiency, ranked #39 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charleston Elementary School (math 56% / reading 41%, grade D, #109 of 454 statewide, top 25%, 454 students, 47% FRL); Charleston High School (math 38% / reading 46%, grade F, #38 of 292 statewide, top 14%, 435 students, 44% FRL).
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $119,500 (37.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 13.2

CMA / ARV

• ARV (median comp): $198,126
• List price: $190,000
• Delta: -4.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Jefferson Dr	0.03mi	3/2.0	1,500 (+1%)	6mo	$195,000	$130	91
70 Maplewood Loop	0.16mi	4/2.5 (+1)	1,546 (+4%)	2mo	$252,630	$163	76
152 Maplewood Loop	0.16mi	3/2.5	1,400 (-5%)	9mo	$229,900	$164	74
606 Highland Dr	0.30mi	3/2.0	1,455 (-2%)	11mo	$165,000	$113	74
616 Darrin Dr	0.30mi	3/2.0	1,452 (-2%)	19mo	$167,700	$115	67
172 Maplewood Loop	0.15mi	3/2.5	1,400 (-5%)	19mo	$229,900	$164	66
627 Parks Dr	0.50mi	3/2.0	1,429 (-3%)	9mo	$229,000	$160	63
625 Louis St	0.32mi	4/1.5 (+1)	1,348 (-9%)	2mo	$55,000	$41	62
322 N Seventh St	0.50mi	3/2.0	1,344 (-9%)	2mo	$185,000	$138	60
122 N Logan St	0.48mi	2/1.0 (-1)	1,529 (+3%)	9mo	$99,000	$65	55
614 N School St	0.28mi	4/1.0 (+1)	1,300 (-12%)	6mo	$134,000	$103	53
703 S Hancock St	0.74mi	3/1.0	1,300 (-12%)	12mo	$120,000	$92	32

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $89,639
• Equity at exit: $171,167

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $274,646
• Equity at exit: $369,128

Cash invested: $53,200 (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 72933

• Home prices YoY: 5.8%
• Active inventory: 51
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-216

Break-even live

Break-even rent $1,469

Max offer price $151,824

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-162	+0% $-216	+5% $-270	+10% $-324
Rent	-10% $-311	-5% $-263	+0% $-216	+5% $-169	+10% $-122
Rate	-1.0pp $-120	-0.5pp $-168	base $-216	+0.5pp $-265	+1.0pp $-315

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 N School St Unit 15 Charleston, AR	2.0	1.5	952	$1,195	$1.26	15d	1	0.17mi

Listing history 19 events

1. 2026-06-15
   days on market $190,000 Active 34 DOM
2. 2026-06-14
   days on market $190,000 Active 32 DOM
3. 2026-06-12
   days on market $190,000 Active 31 DOM
4. 2026-06-09
   days on market $190,000 Active 28 DOM
5. 2026-06-08
   days on market $190,000 Active 27 DOM
6. 2026-06-07
   days on market $190,000 Active 26 DOM
7. 2026-06-07
   days on market $190,000 Active 25 DOM
8. 2026-06-04
   days on market $190,000 Active 22 DOM
9. 2026-06-02
   days on market $190,000 Active 21 DOM
10. 2026-06-01
    days on market $190,000 Active 20 DOM
11. 2026-05-31
    days on market $190,000 Active 19 DOM
12. 2026-05-31
    days on market $190,000 Active 18 DOM
13. 2026-05-12
    listed $190,000 Active 309-char remark
14. 2022-04-04
    soldstatus $174,000
15. 2022-04-01
    soldstatus $174,000 443-char remark

    Show marketing remark (443 chars)

    Gather the friends and family for cookouts around the pool! This charming home is move-in ready! Fresh, new interior paint gives it a bright, clean, modern look. Large, open and spacious kitchen with plenty of countertop space. Two living areas. One of which could possibly be converted to an extra bedroom, playroom or office. Large, privacy fenced backyard with inground pool. Centrally located in an established neighborhood. A must see!

16. 2022-02-06
    listed $179,900 443-char remark

    Show marketing remark (443 chars)

    Gather the friends and family for cookouts around the pool! This charming home is move-in ready! Fresh, new interior paint gives it a bright, clean, modern look. Large, open and spacious kitchen with plenty of countertop space. Two living areas. One of which could possibly be converted to an extra bedroom, playroom or office. Large, privacy fenced backyard with inground pool. Centrally located in an established neighborhood. A must see!

17. 2017-01-12
    soldstatus $113,650
18. 2012-04-04
    soldstatus $90,000
19. 1998-08-05
    soldstatus $69,000

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$201/yr (+$17/mo · 19.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,340
• − Mortgage interest: −$10,643
• − Property taxes: −$1,015
• − Insurance: −$950
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$5,527
• Taxable loss: −$6,090
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-1,132/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: Charleston School District
• NCES district ID: 0504200
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $47,155
• Composite: 37.97/100
• National rank: #4296
• State rank: #39 of 238 in AR

Livability — Charleston

• Score: 69/100
• State rank: #70
• US rank: #8583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, AR
• Population (ZIP): 5,207

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.06%
• Current HPI: 273.2222
• 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

+152.2% since first listed

6 events — show timeline

• 2022-04-04 Sold (Public Records) $174,000 Public Records
• 2022-04-01 Sold (MLS) $174,000 WRVBOR
• 2022-02-06 Listed $179,900 WRVBOR
• 2017-01-12 Sold (Public Records) $113,650 Public Records
• 2012-04-04 Sold (Public Records) $90,000 Public Records
• 1998-08-05 Sold (Public Records) $69,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,015 · +0.0% YoY. Source: county tax records.