120 Kitchen St · Lamar, AR 72846

$79,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 16 Days on market

Built 1990 0.38 ac lot Est $66k · 21% over

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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 +22.5/30.0
• Appreciation +8.1/10.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Very Cute 2 bedroom 1 bath home sits on large lot. This is a great location for a small family- it's close to Lamar school and ball field and the Crowden City Park for play.

Key facts

• 2 shop sheds
• Spacious lot
• 0.38 acre lot

Tags

• SPACIOUS LOT
• ROOM FOR OUTDOOR ACTIVITIES
• 2 SHOP SHEDS

Property features AI

Finance

• Other: Annual taxes reported
• Financial info: Financing options include conventional loan, cash, or in-house financing
• HOA & community:

Exterior

• Parking: Other parking (see remarks)
• Security:
• Utilities: Public water; Municipal electric service (Entergy)
• Home design: Single-story property
• Construction: Metal or vinyl siding; Architectural shingle roof; Slab foundation; Built on approximately 0.38 acre lot
• Exterior features: Outside storage area; Paved road access; Level, cleared lot; Inside city limits

Interior

• Kitchen: Electric range; Refrigerator stays
• Bedrooms:
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Dryer stays; Formal living room
• Laundry & utility: Washer/dryer connections (dryer stays)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $78k (2.5% below list).
• Recommended offer: $78k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#47 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Lamar School District (rural): math 32% / reading 30% proficiency, ranked #152 of 238 in AR (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lamar Elementary School (math 36% / reading 27%, grade F, #293 of 454 statewide, top 65%, 621 students, 67% FRL); Lamar High School (math 12% / reading 27%, grade F, #239 of 292 statewide, top 85%, 358 students, 59% FRL).
• Market conditions: 36 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.2% local appreciation)).
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $41k; list at $80k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $77,918 (2.5% 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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $66,176
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3346 Cr3631	0.51mi	1/1.0 (-1)	640 (-9%)	19mo	$60,000	$94	40

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.47×
• Total profit: $32,827
• Equity at exit: $51,508

10-year hold

• IRR: 20.7%
• Equity multiple: 5.00×
• Total profit: $89,469
• Equity at exit: $94,532

Cash invested: $22,372 (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 72846

• Home prices YoY: 3.3%
• Active inventory: 36
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $779 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $135

Break-even live

Break-even rent $609

Max offer price $79,900

Occupancy floor 78%

Sensitivity live

Price	-10% $180	-5% $157	+0% $135	+5% $112	+10% $90
Rent	-10% $73	-5% $104	+0% $135	+5% $166	+10% $196
Rate	-1.0pp $175	-0.5pp $155	base $135	+0.5pp $114	+1.0pp $93

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   status $79,900 Under Contract 16 DOM
2. 2026-06-18
   days on market $79,900 Active 16 DOM
3. 2026-06-17
   days on market $79,900 Active 15 DOM
4. 2026-06-16
   days on market $79,900 Active 14 DOM
5. 2026-06-15
   days on market $79,900 Active 13 DOM
6. 2026-06-14
   days on market $79,900 Active 11 DOM
7. 2026-06-12
   days on market $79,900 Active 10 DOM
8. 2026-06-09
   statusdays on market $79,900 Active 7 DOM
9. 2026-06-08
   days on market $79,900 New Listing 6 DOM
10. 2026-06-07
    days on market $79,900 New Listing 5 DOM
11. 2026-06-05
    days on market $79,900 New Listing 3 DOM
12. 2026-06-03
    remarks 660-char remark
13. 2026-06-03
    listed $79,900 New Listing 1 DOM

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$170/yr (+$14/mo · 49.9%)

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

Taxation est. · year 1

• Rental income: $9,350
• − Mortgage interest: −$4,476
• − Property taxes: −$341
• − Insurance: −$400
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$2,324
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,543/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: Lamar School District
• NCES district ID: 0508700
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $34,106
• Composite: 25.53/100
• National rank: #7432
• State rank: #152 of 238 in AR

Livability — Lamar

• Score: 71/100
• State rank: #47
• US rank: #7257

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: Lamar, AR
• Population (ZIP): 3,874

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 4% Iranian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 193.3176
• 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

+263.2% since first listed

10 events — show timeline

• 2026-06-02 Listed $79,900 CARMLS
• 2019-05-07 Sold (MLS) $41,000 WRVBOR
• 2019-05-01 Listed $49,500 WRVBOR
• 2019-03-27 Sold (MLS) $43,000 NWARMLS
• 2019-03-21 Sold (MLS) $41,000 WRVBOR
• 2019-03-14 Sold (Public Records) $42,500 Public Records
• 2018-12-18 Listed $49,500 WRVBOR
• 2018-08-31 Listed $49,500 NWARMLS
• 2010-09-27 Sold (Public Records) $28,800 Public Records
• 2002-09-27 Sold (Public Records) $22,000 Public Records

Property tax history

+6.7%/yr

Latest (2018): $341 · +0.0% YoY. Source: county tax records.