427 N Main Hwy · Junction City, AR 71749

$59,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 30 Days on market

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

This functional kitchen with ample cabinet space. Enjoy a large backyard perfect for entertaining pets or gardening. Conveniently located near the school. This home is ideal for first- time buyer, downsize or investor. Don't miss this opportunity to own a move in ready home with plenty of potential.

Key facts

• Functional kitchen
• Large backyard
• Ample cabinet space

Tags

• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• LARGE BACKYARD
• MOVE IN READY
• DETACHED

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or cash

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Frame construction; Crawl space foundation
• Construction: Frame exterior; 3-tab shingle roof; Crawl space foundation
• Exterior features: Partially fenced yard; Outside storage area; Paved road frontage; Zero lot line

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Window air conditioning units
• Interior features: Carpet and vinyl floors; Den/Family room; Pantry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#385 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools D-, crime F.
• Junction City School District (rural): math 18% / reading 23% proficiency, ranked #208 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 20 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.0% local appreciation)).
• Union County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $59k implies a 392% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (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. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.87% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.82%
• DSCR: 2.68
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $123,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 S Pine St	0.41mi	2/2.0 (-1)	1,256 (-10%)	19mo	$110,000	$88	39

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: 43.3%
• Equity multiple: 3.44×
• Total profit: $40,251
• Equity at exit: $26,529

10-year hold

• IRR: 43.2%
• Equity multiple: 6.86×
• Total profit: $96,797
• Equity at exit: $40,884

Cash invested: $16,520 (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 71749

• Active inventory: 5
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$16 /mo · $193/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $521

Break-even live

Break-even rent $443

Max offer price $59,000

Occupancy floor 48%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $59,000 Active 30 DOM
2. 2026-06-18
   days on market $59,000 Active 29 DOM
3. 2026-06-17
   days on market $59,000 Active 28 DOM
4. 2026-06-16
   days on market $59,000 Active 27 DOM
5. 2026-06-15
   days on market $59,000 Active 26 DOM
6. 2026-06-14
   days on market $59,000 Active 24 DOM
7. 2026-06-12
   days on market $59,000 Active 23 DOM
8. 2026-06-09
   days on market $59,000 Active 20 DOM
9. 2026-06-08
   days on market $59,000 Active 19 DOM
10. 2026-06-07
    days on market $59,000 Active 18 DOM
11. 2026-06-05
    days on market $59,000 Active 16 DOM
12. 2026-06-04
    days on market $59,000 Active 14 DOM
13. 2026-06-02
    days on market $59,000 Active 13 DOM
14. 2026-06-01
    days on market $59,000 Active 12 DOM
15. 2026-05-31
    days on market $59,000 Active 11 DOM
16. 2026-05-31
    days on market $59,000 Active 10 DOM
17. 2026-05-20
    listed $59,000 New Listing
18. 2003-06-20
    soldstatus $12,000
19. 2002-07-23
    soldstatus $20,000

ⓘ 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: $193 · $16/mo
• Projected year-2 tax: $378 · $31/mo
• Expected delta: +$185/yr (+$15/mo · 95.6%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $13,227
• − Mortgage interest: −$3,305
• − Property taxes: −$193
• − Insurance: −$295
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,716
• Taxable income: $5,601
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $4,904/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: Junction City School District
• NCES district ID: 0508340
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $43,498
• Composite: 17.69/100
• National rank: #9023
• State rank: #208 of 238 in AR

Livability — Junction City

• Score: 56/100
• State rank: #385
• US rank: #22708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, AR
• Population (ZIP): 2,994

Population outlook (Union County) Hauer SSP2

• Today (2025): 37,422 people
• By 2030: 35,808 · -4.3%
• By 2040: 32,605 · -12.9%
• By 2050: 29,688 · -20.7%
• By 2075: 23,691 · -36.7%
• By 2100: 17,950 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 1% Serbian 0%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.5%
• 2008→2024 swing: -7.4pp toward R · 2008: -26.1pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+29.5 2016: R+27.8 2012: R+26.3 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+195.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $59,000 CARMLS
• 2003-06-20 Sold (Public Records) $12,000 Public Records
• 2002-07-23 Sold (Public Records) $20,000 Public Records