517 Smith · Trumann, AR 72472

$44,900

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 92 Days on market

Built 1940 6,969 sqft lot Est $79k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +1.7/10.0

Listing remarks MLS

Investment opportunity located in Trumann. 2 bedrooms, 1 bath home with ceramic tile flooring throughout out. New windows and the roof is four years old. Detached carport and storage building remain with property. Property being sold as-is.

Key facts

• Detached carport
• Storage building
• New windows

Tags

• CERAMIC TILE FLOORING
• NEW WINDOWS
• DETACHED CARPORT
• STORAGE BUILDING

Property features AI

Finance

• Financial info: Annual taxes reported as $155

Exterior

• Utilities: Public sewer; Public water; Electric service available (municipal/Entergy)
• Home design: Single-family property; Approximately 708 square feet; Facing direction not specified
• Construction: Metal/vinyl siding; Foundation: Other (see remarks); Roof: Other (see remarks)
• Exterior features: Front porch; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Kitchen equipment: Other (see remarks)
• Flooring: Tile
• Bathrooms: 1 full bath
• Heating & cooling: Window air conditioning units; Floor/wall furnace
• Interior features: Gas water heater; Tile floors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($650 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.4% in Trumann — 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 57/100 on livability (#353 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Trumann School District (town): math 28% / reading 26% proficiency, ranked #178 of 238 in AR (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% 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 $13k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $10k; list at $45k implies a 349% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.45% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $78,588
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Paschal Ave	0.33mi	2/1.0	733 (+4%)	1mo	$92,700	$126	78
921 Cedar	0.28mi	2/1.0	696 (-2%)	8mo	$60,000	$86	78
520 N Pine Ave	0.21mi	2/1.0	768 (+8%)	13mo	$85,500	$111	65
105 Mallard Cv	0.68mi	2/1.0	796 (+12%)	23mo	$30,000	$38	28

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $8,262
• Equity at exit: $6,695

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $27,160
• Equity at exit: $3,882

Cash invested: $12,572 (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 72472

• Home prices YoY: -3.1%
• Active inventory: 73
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $244

Break-even live

Break-even rent $341

Max offer price $44,900

Occupancy floor 57%

Sensitivity live

Price	-10% $270	-5% $257	+0% $244	+5% $231	+10% $219
Rent	-10% $193	-5% $219	+0% $244	+5% $270	+10% $296
Rate	-1.0pp $267	-0.5pp $256	base $244	+0.5pp $233	+1.0pp $221

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Ambrea Dr Trumann, AR	1.0	1.0	574	$650	$1.13	44d	1	1.08mi

Listing history 25 events

1. 2026-06-19
   days on market $44,900 Active 92 DOM
2. 2026-06-18
   days on market $44,900 Active 91 DOM
3. 2026-06-17
   days on market $44,900 Active 90 DOM
4. 2026-06-16
   days on market $44,900 Active 89 DOM
5. 2026-06-15
   days on market $44,900 Active 88 DOM
6. 2026-06-14
   days on market $44,900 Active 86 DOM
7. 2026-06-13
   days on market $44,900 Active 85 DOM
8. 2026-06-10
   days on market $44,900 Active 83 DOM
9. 2026-06-09
   days on market $44,900 Active 82 DOM
10. 2026-06-08
    days on market $44,900 Active 81 DOM
11. 2026-06-07
    days on market $44,900 Active 80 DOM
12. 2026-06-05
    days on market $44,900 Active 77 DOM
13. 2026-06-02
    days on market $44,900 Active 75 DOM
14. 2026-06-01
    days on market $44,900 Active 74 DOM
15. 2026-05-31
    days on market $44,900 Active 73 DOM
16. 2026-05-30
    days on market $44,900 Active 72 DOM
17. 2026-03-19
    listed $44,900 New Listing

    Show marketing remark (240 chars)

    Investment opportunity located in Trumann. 2 bedrooms, 1 bath home with ceramic tile flooring throughout out. New windows and the roof is four years old. Detached carport and storage building remain with property. Property being sold as-is.

18. 2026-03-19
    listed $44,900 Active 240-char remark

    Show marketing remark (240 chars)

    Investment opportunity located in Trumann. 2 bedrooms, 1 bath home with ceramic tile flooring throughout out. New windows and the roof is four years old. Detached carport and storage building remain with property. Property being sold as-is.

19. 2025-07-17
    historical
20. 2025-01-17
    listed $69,900 Active
21. 2025-01-17
    listed $69,900 New Listing
22. 2018-05-17
    soldstatus $10,000
23. 2007-05-02
    soldstatus $12,000
24. 2005-09-06
    soldstatus $11,000
25. 1999-05-03
    soldstatus $8,000

ⓘ 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: $182 · $15/mo
• Projected year-2 tax: $287 · $24/mo
• Expected delta: +$106/yr (+$9/mo · 58.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $7,800
• − Mortgage interest: −$2,515
• − Property taxes: −$182
• − Insurance: −$224
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$1,306
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,373/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: Trumann School District
• NCES district ID: 0500047
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $35,307
• Composite: 22.33/100
• National rank: #8130
• State rank: #178 of 238 in AR

Livability — Trumann

• Score: 57/100
• State rank: #353
• US rank: #21973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trumann, AR
• Population (ZIP): 8,868

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 7% Hispanic / Latino 3%
• Common ancestry: Italian 1% Greek 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.69%
• Current HPI: 208.64
• 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

+461.2% since first listed

9 events — show timeline

• 2026-03-19 Listed $44,900 NEABOR MLS
• 2026-03-19 Listed $44,900 CARMLS
• 2025-07-17 Listing Removed — CARMLS
• 2025-01-17 Listed $69,900 NEABOR MLS
• 2025-01-17 Listed $69,900 CARMLS
• 2018-05-17 Sold (Public Records) $10,000 Public Records
• 2007-05-02 Sold (Public Records) $12,000 Public Records
• 2005-09-06 Sold (Public Records) $11,000 Public Records
• 1999-05-03 Sold (Public Records) $8,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $182 · +7.2% YoY. Source: county tax records.