206 N Montgomery St · Clarksville, AR 72830

$109,000

2 bd · 1.5 ba · 1,139 sqft · SingleFamily public records · 98 Days on market

$96/sqft · 15% below area Est $127k · 14% under

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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 +25.8/30.0
• ARV discount +14.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in the heart of Clarksville! This 2-bedroom, 1-bath home offering approximately 1,139 square feet is full of potential and ready for its next chapter. With charming curb appeal, a spacious covered front porch, and a solid structure, this property provides a great foundation for the right buyer with vision. The home is currently livable but will require a significant clean-out and cosmetic improvements.

Key facts

• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.6% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $109k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $127,485
• List price: $109,000
• Delta: -14.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Reynolds St	0.21mi	3/1.0 (+1)	1,092 (-4%)	6mo	$31,000	$28	71
604 N Montgomery St	0.36mi	2/1.0	1,236 (+8%)	2mo	$115,000	$93	65
210 Cemetery St St	0.23mi	2/1.0	1,054 (-8%)	14mo	$95,000	$90	63
620 N Miller St	0.49mi	2/1.0	1,211 (+6%)	4mo	$128,000	$106	61
215 S Montgomerey St	0.23mi	3/2.0 (+1)	1,011 (-11%)	4mo	$118,000	$117	60
1005 W Taylor St	0.24mi	3/2.0 (+1)	1,288 (+13%)	3mo	$158,000	$123	57
1209 W Walton St	0.19mi	3/1.0 (+1)	1,296 (+14%)	9mo	$126,500	$98	54
1306 Reynolds St	0.21mi	3/2.0 (+1)	1,300 (+14%)	10mo	$173,000	$133	51
820 N Miller St	0.64mi	3/1.5 (+1)	1,216 (+7%)	11mo	$164,500	$135	45
20 Sears St	0.72mi	3/1.0 (+1)	1,090 (-4%)	11mo	$127,000	$117	43
1807 Ford Dr	0.73mi	2/1.0	1,027 (-10%)	7mo	$75,000	$73	41
34 Sears St	0.73mi	3/2.0 (+1)	1,280 (+12%)	11mo	$152,900	$119	29

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-749
• Equity at exit: $16,252

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $21,180
• Equity at exit: $9,424

Cash invested: $30,520 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 154
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $265

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 74%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $109,000 Active 98 DOM
2. 2026-06-18
   days on market $109,000 Active 97 DOM
3. 2026-06-17
   days on market $109,000 Active 96 DOM
4. 2026-06-16
   days on market $109,000 Active 95 DOM
5. 2026-06-15
   days on market $109,000 Active 94 DOM
6. 2026-06-14
   days on market $109,000 Active 92 DOM
7. 2026-06-12
   days on market $109,000 Active 91 DOM
8. 2026-06-09
   days on market $109,000 Active 88 DOM
9. 2026-06-08
   statusdays on market $109,000 Active 87 DOM
10. 2026-06-07
    days on market $109,000 Price Change 86 DOM
11. 2026-06-05
    days on market $109,000 Price Change 84 DOM
12. 2026-06-04
    days on market $109,000 Price Change 82 DOM
13. 2026-06-02
    pricestatusdays on market $109,000 Price Change 81 DOM
14. 2026-06-01
    days on market $114,000 Active 80 DOM
15. 2026-05-31
    days on market $114,000 Active 79 DOM
16. 2026-05-31
    days on market $114,000 Active 78 DOM
17. 2026-03-27
    price $114,000 424-char remark

    Show marketing remark (424 chars)

    Opportunity awaits in the heart of Clarksville! This 2-bedroom, 1-bath home offering approximately 1,139 square feet is full of potential and ready for its next chapter. With charming curb appeal, a spacious covered front porch, and a solid structure, this property provides a great foundation for the right buyer with vision. The home is currently livable but will require a significant clean-out and cosmetic improvements.

18. 2026-03-13
    listed $120,000 New Listing 424-char remark

    Show marketing remark (424 chars)

    Opportunity awaits in the heart of Clarksville! This 2-bedroom, 1-bath home offering approximately 1,139 square feet is full of potential and ready for its next chapter. With charming curb appeal, a spacious covered front porch, and a solid structure, this property provides a great foundation for the right buyer with vision. The home is currently livable but will require a significant clean-out and cosmetic improvements.

19. 2020-01-03
    soldstatus $69,000 528-char remark

    Show marketing remark (528 chars)

    Adorable Craftsman Bungalow is a classic! Featuring the gabled roof, wide overhang, and strong character plus charm. Newer roof (4 years old), new CHA system (June 2018), new dishwasher. Original hardwood flooring. Built-ins everywhere! Lofty 9 foot ceilings! Glassed in sun room & small basement. Walk-in closets. Large bathroom has lots of storage. Only a few blocks west of the university. Window units have not been removed yet--no longer needed. Home sells as is. Seller is a licensed realtor in the State of Arkansas

20. 2020-01-03
    soldstatus $69,000

    Show marketing remark (528 chars)

    Adorable Craftsman Bungalow is a classic! Featuring the gabled roof, wide overhang, and strong character plus charm. Newer roof (4 years old), new CHA system (June 2018), new dishwasher. Original hardwood flooring. Built-ins everywhere! Lofty 9 foot ceilings! Glassed in sun room & small basement. Walk-in closets. Large bathroom has lots of storage. Only a few blocks west of the university. Window units have not been removed yet--no longer needed. Home sells as is. Seller is a licensed realtor in the State of Arkansas

21. 2019-10-09
    listed $69,900 528-char remark

    Show marketing remark (528 chars)

    Adorable Craftsman Bungalow is a classic! Featuring the gabled roof, wide overhang, and strong character plus charm. Newer roof (4 years old), new CHA system (June 2018), new dishwasher. Original hardwood flooring. Built-ins everywhere! Lofty 9 foot ceilings! Glassed in sun room & small basement. Walk-in closets. Large bathroom has lots of storage. Only a few blocks west of the university. Window units have not been removed yet--no longer needed. Home sells as is. Seller is a licensed realtor in the State of Arkansas

22. 2019-07-15
    soldstatus $114,500
23. 2003-01-14
    soldstatus $44,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,471
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,171
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,814/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, AR
• Population (ZIP): 15,962

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

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: ▼ -24.36%
• Current HPI: 187.5114
• 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

+159.1% since first listed

7 events — show timeline

• 2026-03-27 Price Changed $114,000 CARMLS
• 2026-03-13 Listed $120,000 CARMLS
• 2020-01-03 Sold (Public Records) $69,000 Public Records
• 2020-01-03 Sold (MLS) $69,000 NWARMLS
• 2019-10-09 Listed $69,900 NWARMLS
• 2019-07-15 Sold (Public Records) $114,500 Public Records
• 2003-01-14 Sold (Public Records) $44,000 Public Records

Property tax history

-7.2%/yr

Latest (2025): $202 · -33.1% YoY. Source: county tax records.