138 County Road 708 · Wynne, AR 72396

$80,000

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 357 Days on market

Built 1968 3.00 ac lot

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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
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a quiet country retreat on the outskirts of Wynne in Cross County. Three acres settled in a spacious wooded area with 2 ponds close by for fishing is an outdoorsman's dream. This quaint home is perfect for the couple that wants to downsize and live away from the hustle and bustle of the city or the young couple who is just starting out and planning their family. With four bedrooms and two baths there is plenty of room for growth. The large 24ft deck on the back of the house is great for a day of sun and fun.

Key facts

• Large deck
• Spacious wooded area
• Two ponds

Tags

• SPACIOUS WOODED AREA
• TWO PONDS
• LARGE DECK

Property features AI

Finance

• Other: Listed by Northeast Arkansas Board of Realtors

Exterior

• Home design: Single-family residence; 1 story
• Construction: Built as a single family home
• Exterior features: 3-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-level living

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wynne Primary School (566 students, 69% FRL); Wynne Junior High School (math 39% / reading 40%, grade F, #92 of 201 statewide, top 50%, 563 students, 60% FRL); Wynne High School (math 22% / reading 41%, grade F, #128 of 292 statewide, top 44%, 784 students, 53% FRL).
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cross County population projected at -20% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $80k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.99%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $15,580
• Equity at exit: $11,928

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $50,374
• Equity at exit: $6,917

Cash invested: $22,400 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $448

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $503	-5% $475	+0% $448	+5% $420	+10% $393
Rent	-10% $348	-5% $398	+0% $448	+5% $498	+10% $548
Rate	-1.0pp $488	-0.5pp $468	base $448	+0.5pp $427	+1.0pp $406

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   days on market $80,000 Active 357 DOM
2. 2026-06-08
   days on market $80,000 Active 356 DOM
3. 2026-06-07
   days on market $80,000 Active 355 DOM
4. 2026-06-07
   days on market $80,000 Active 354 DOM
5. 2026-06-04
   days on market $80,000 Active 351 DOM
6. 2026-06-02
   days on market $80,000 Active 350 DOM
7. 2026-06-01
   days on market $80,000 Active 349 DOM
8. 2026-05-31
   days on market $80,000 Active 348 DOM
9. 2026-05-31
   days on market $80,000 Active 347 DOM
10. 2025-09-15
    price $80,000
11. 2025-08-06
    price $95,000
12. 2025-06-10
    listed $100,000 Active
13. 2025-06-01
    historical
14. 2025-04-22
    price $134,000
15. 2025-02-09
    price $139,000
16. 2024-11-14
    listed $149,000 New Listing
17. 2024-08-09
    price $169,500
18. 2024-07-04
    price $174,900
19. 2024-05-24
    listed $180,000 Active
20. 2023-09-13
    soldstatus $33,759

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,201
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,327
• Taxable income: $4,360
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,328/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

+137.0% since first listed

11 events — show timeline

• 2025-09-15 Price Changed $80,000 NEABOR MLS
• 2025-08-06 Price Changed $95,000 NEABOR MLS
• 2025-06-10 Listed $100,000 NEABOR MLS
• 2025-06-01 Listing Removed — CARMLS
• 2025-04-22 Price Changed $134,000 CARMLS
• 2025-02-09 Price Changed $139,000 CARMLS
• 2024-11-14 Listed $149,000 CARMLS
• 2024-08-09 Price Changed $169,500 EARA
• 2024-07-04 Price Changed $174,900 EARA
• 2024-05-24 Listed $180,000 EARA
• 2023-09-13 Sold (Public Records) $33,759 Public Records

Property tax history

-13.0%/yr

Latest (2025): $110 · -39.1% YoY. Source: county tax records.