519 N Main St · Amity, AR 71921

$80,000

2 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 60 Days on market

Built 1950 $55/sqft · 47% below area Est $151k · 47% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +7.9/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property sitting on 5 acres Nice investment property

Key facts

• Built 1950
• Listed 59 days

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 $282 ($3k/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: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#63 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Centerpoint School District (rural): math 33% / reading 38% proficiency, ranked #119 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $5k appreciation (5.8% local appreciation)).
• At projected returns (5.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $69k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $151,381
• List price: $80,000
• Delta: -47.15%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

5.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.80×
• Total profit: $40,371
• Equity at exit: $49,553

10-year hold

• IRR: 26.0%
• Equity multiple: 5.68×
• Total profit: $104,912
• Equity at exit: $89,231

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 71921

• Home prices YoY: 2.0%
• Active inventory: 35
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $282

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

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 23 events

1. 2026-06-19
   days on market $80,000 Active 60 DOM
2. 2026-06-18
   days on market $80,000 Active 59 DOM
3. 2026-06-17
   days on market $80,000 Active 58 DOM
4. 2026-06-16
   days on market $80,000 Active 57 DOM
5. 2026-06-15
   days on market $80,000 Active 56 DOM
6. 2026-06-14
   days on market $80,000 Active 54 DOM
7. 2026-06-12
   days on market $80,000 Active 53 DOM
8. 2026-06-09
   days on market $80,000 Active 50 DOM
9. 2026-06-08
   days on market $80,000 Active 49 DOM
10. 2026-06-07
    days on market $80,000 Active 48 DOM
11. 2026-06-07
    days on market $80,000 Active 47 DOM
12. 2026-06-04
    days on market $80,000 Active 44 DOM
13. 2026-06-02
    days on market $80,000 Active 43 DOM
14. 2026-06-01
    days on market $80,000 Active 42 DOM
15. 2026-05-31
    days on market $80,000 Active 41 DOM
16. 2026-05-31
    days on market $80,000 Active 40 DOM
17. 2026-04-20
    listed $80,000 Active 52-char remark

    Show marketing remark (52 chars)

    Property sitting on 5 acres Nice investment property

18. 2017-06-19
    soldstatus $69,000
19. 2017-05-16
    soldstatus $68,100 515-char remark

    Show marketing remark (515 chars)

    If you desire to breathe new life into a home that represents an overlooked part of the past, this is for you!! This 3 bedroom 2 bath bungalow rests on quiet 5 acres with a small spring-fed pond. A detached beauty shop, 2 storage sheds, a storm cellar, 5 pecan trees, pear trees, and crepe myrtles embrace the "down home" rural living. Original hardwood floors, lots of kitchen cabinets, one renovated bathroom, insulated windows, old shade trees and room for a garden. AN AFFORDABLE PLACE TO CALL HOME.

20. 2016-09-22
    listed $64,900 515-char remark

    Show marketing remark (515 chars)

    If you desire to breathe new life into a home that represents an overlooked part of the past, this is for you!! This 3 bedroom 2 bath bungalow rests on quiet 5 acres with a small spring-fed pond. A detached beauty shop, 2 storage sheds, a storm cellar, 5 pecan trees, pear trees, and crepe myrtles embrace the "down home" rural living. Original hardwood floors, lots of kitchen cabinets, one renovated bathroom, insulated windows, old shade trees and room for a garden. AN AFFORDABLE PLACE TO CALL HOME.

21. 2003-04-22
    soldstatus $50,000
22. 2000-03-17
    soldstatus $30,000
23. 1999-04-01
    soldstatus $28,000

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,679
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,327
• Taxable income: $2,242
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,844/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: Centerpoint School District
• NCES district ID: 0506690
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $33,067
• Composite: 29.13/100
• National rank: #6586
• State rank: #119 of 238 in AR

Livability — Amity

• Score: 69/100
• State rank: #63
• US rank: #8312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amity, AR
• Population (ZIP): 3,591

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.85%
• Current HPI: 300.7988
• 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

+185.7% since first listed

7 events — show timeline

• 2026-04-20 Listed $80,000 HSBOR
• 2017-06-19 Sold (Public Records) $69,000 Public Records
• 2017-05-16 Sold (MLS) $68,100 CARMLS
• 2016-09-22 Listed $64,900 CARMLS
• 2003-04-22 Sold (Public Records) $50,000 Public Records
• 2000-03-17 Sold (Public Records) $30,000 Public Records
• 1999-04-01 Sold (Public Records) $28,000 Public Records

Property tax history

-12.7%/yr

Latest (2023): $65 · -43.6% YoY. Source: county tax records.