928 Fourth St · Earle, AR 72331

$60,000

4 bd · 1.0 ba · 1,789 sqft · SingleFamily public records · 9 Days on market

Built 1932 7,405 sqft lot Est $72k · 16% under

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Why this score? — see what drove the A- 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

This home has been used for a rental property for several years. Owner has been getting between $850- $900 a month for rent. The house has 4 bedrooms and 2 full baths with a LARGE screened-in porch. The property is needing some work.

Key facts

• Screened-in porch
• 7,405 sq ft lot
• Built 1932

Tags

• SCREENED-IN PORCH

Property features AI

Finance

• Other: Lot approximately 7,405 sq ft (50 x 150)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Attached carport
• Security: Security information not provided
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; One story
• Construction: Frame construction
• Exterior features: No notable exterior features listed; Composition roof

Interior

• Kitchen: Electric range; Electric oven; Gas water heater
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans for cooling; Wall/window AC unit(s)
• Interior features: Ceiling fans; Blinds and window coverings
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 60/100 on livability (#275 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: crime F, amenities F, commute F.
• Earle School District (rural): math 5% / reading 8% proficiency, ranked #237 of 238 in AR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Earle Elementary School (math 8% / reading 12%, grade F, #429 of 454 statewide, top 96%, 231 students, 100% FRL); Earle High School (math 2% / reading 8%, grade F, #287 of 292 statewide, top 100%, 204 students, 100% FRL).
• Market conditions: 11 active listings in the ZIP; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.9% local appreciation)).
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $24k; list at $60k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 2.25% ✓
• Cap rate: 19.71%
• Cash-on-cash: 47.92%
• DSCR: 3.13
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $71,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 2nd St	0.23mi	3/2.0 (-1)	1,761 (-2%)	14mo	$13,500	$8	66
801 Barton St	0.28mi	3/1.0 (-1)	1,870 (+4%)	20mo	$75,000	$40	57
728 Arkansas St	0.50mi	4/2.0	1,600 (-11%)	8mo	$198,000	$124	48

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

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.3%
• Equity multiple: 4.15×
• Total profit: $52,841
• Equity at exit: $30,034

10-year hold

• IRR: 53.0%
• Equity multiple: 8.43×
• Total profit: $124,825
• Equity at exit: $48,817

Cash invested: $16,800 (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 72331

• Home prices YoY: 2.7%
• Active inventory: 11
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $671

Break-even live

Break-even rent $502

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $60,000 Active 9 DOM
2. 2026-06-18
   days on market $60,000 Active 8 DOM
3. 2026-06-17
   days on market $60,000 Active 7 DOM
4. 2026-06-16
   days on market $60,000 Active 6 DOM
5. 2026-06-15
   days on market $60,000 Active 5 DOM
6. 2026-06-14
   days on market $60,000 Active 3 DOM
7. 2026-06-12
   remarks 233-char remark
8. 2026-06-12
   listed $60,000 Active 2 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: $682 · $57/mo
• Projected year-2 tax: $682 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,214
• − Mortgage interest: −$3,361
• − Property taxes: −$682
• − Insurance: −$300
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,745
• Taxable income: $7,531
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $6,244/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: Earle School District
• NCES district ID: 0505550
• Math proficiency: 5% ▼ -10.00%
• Reading proficiency: 8% ▼ -8.00%
• Median HH income: $30,778
• Composite: 4.87/100
• National rank: #10041
• State rank: #237 of 238 in AR

Livability — Earle

• Score: 60/100
• State rank: #275
• US rank: #19557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earle, AR
• City population: 2,102
• Population (ZIP): 2,102

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 58% White 24% Two or more races 18%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.89%
• Current HPI: 149.2146
• 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

+150.0% since first listed

4 events — show timeline

• 2026-06-11 Listed $60,000 EARA
• 2025-05-07 Price Changed $59,900 EARA
• 2025-01-28 Listed $65,000 EARA
• 1996-12-01 Sold (Public Records) $24,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $682 · +9.9% YoY. Source: county tax records.