1811 Thalia · Mena, AR 71953

$74,800

3 bd · 3.0 ba · 1,908 sqft · SingleFamily public records · 87 Days on market

Built 1973 0.34 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
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

Key facts

• Plenty of storage
• Bonus room
• Brick home

Tags

• BRICK HOME
• BONUS ROOM
• FULLY FUNCTIONAL BASEMENT
• EXTERIOR ENTRANCE
• PLENTY OF STORAGE
• PATIO

Property features AI

Finance

• Other: Square footage reported from tax records

Exterior

• Parking: Detached or attached garage for 2 cars
• Utilities: Public sewer; Public water; Electric service (municipal, Entergy); Natural gas
• Home design: Brick exterior; Inside city limits; Lot approximately 100 x 150 (about 0.34 acre)
• Construction: Composition roof; Crawl space foundation
• Exterior features: Front porch; Covered patio; Outside storage area; Paved road access; Sloped lot

Interior

• Kitchen: Free‑standing stove; Gas range; Dishwasher
• Bedrooms: Includes a bonus room (additional living/bedroom-flex space)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Sheetrock walls/ceilings
• Laundry & utility: Laundry area (washer/dryer connections); Basement with inside access and walk-out/outside access

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.1% in Mena — 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 (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $517 of loan paydown is wiped out by about $886 of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $70,312 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.60% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.61%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $255,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Wildwood	0.19mi	3/2.0	1,966 (+3%)	10mo	$280,000	$142	74
905 Eve St	0.28mi	4/2.0 (+1)	1,938 (+2%)	3mo	$90,000	$46	72
1107 S Reine St	0.20mi	3/2.0	1,814 (-5%)	12mo	$310,000	$171	69
2016 S Reine St	0.38mi	3/2.0	1,800 (-6%)	1mo	$241,000	$134	68
2014 S Reine St	0.38mi	3/2.0	1,800 (-6%)	5mo	$250,000	$139	65
1210 Bert St	0.40mi	3/2.0	1,816 (-5%)	8mo	$130,000	$72	63
901 S Reine St	0.31mi	3/2.0	1,749 (-8%)	10mo	$140,000	$80	60
1900 Church Ave	0.53mi	3/2.0	1,782 (-7%)	7mo	$210,000	$118	55
2203 Cordie Dr	0.75mi	3/3.0	1,860 (-2%)	11mo	$220,000	$118	52
1105 Crescent Dr	0.50mi	3/2.5	2,146 (+12%)	10mo	$288,000	$134	46
2002 Cordie Dr	0.67mi	2/2.5 (-1)	1,824 (-4%)	11mo	$425,000	$233	46
207 Polk St S	0.70mi	4/2.0 (+1)	2,097 (+10%)	4mo	$210,000	$100	39

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.01×
• Total profit: $21,117
• Equity at exit: $17,393

10-year hold

• IRR: 27.8%
• Equity multiple: 3.82×
• Total profit: $59,133
• Equity at exit: $17,706

Cash invested: $20,944 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$392
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $430

Break-even live

Break-even rent $650

Max offer price $74,800

Occupancy floor 59%

Sensitivity live

Price	-10% $472	-5% $451	+0% $430	+5% $408	+10% $387
Rent	-10% $335	-5% $382	+0% $430	+5% $477	+10% $524
Rate	-1.0pp $467	-0.5pp $449	base $430	+0.5pp $410	+1.0pp $390

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: $18,700
• Closing costs: $2,244
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $74,800 Active 87 DOM
2. 2026-06-18
   days on market $74,800 Active 86 DOM
3. 2026-06-17
   days on market $74,800 Active 85 DOM
4. 2026-06-16
   days on market $74,800 Active 84 DOM
5. 2026-06-15
   statusdays on market $74,800 Active 83 DOM
6. 2026-06-14
   days on market $74,800 Price Change 81 DOM
7. 2026-06-12
   days on market $74,800 Price Change 80 DOM
8. 2026-06-09
   days on market $74,800 Price Change 77 DOM
9. 2026-06-09
   pricestatus $74,800 Price Change 76 DOM
10. 2026-06-08
    days on market $79,900 Active 76 DOM
11. 2026-06-07
    days on market $79,900 Active 75 DOM
12. 2026-06-04
    days on market $79,900 Active 71 DOM
13. 2026-06-02
    days on market $79,900 Active 70 DOM
14. 2026-06-01
    days on market $79,900 Active 69 DOM
15. 2026-05-31
    days on market $79,900 Active 68 DOM
16. 2026-05-31
    days on market $79,900 Active 67 DOM
17. 2026-05-08
    price $79,900
18. 2026-04-24
    price $88,500
19. 2026-03-24
    listed $99,500 New Listing
20. 2023-12-08
    soldstatus $174,000 Sold 630-char remark

    Show marketing remark (630 chars)

    Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

21. 2023-12-08
    soldstatus $174,000

    Show marketing remark (630 chars)

    Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

22. 2023-12-04
    status Under Contract 630-char remark

    Show marketing remark (630 chars)

    Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

23. 2023-11-03
    historical Take Backups 630-char remark

    Show marketing remark (630 chars)

    Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

24. 2023-09-27
    price $174,000 630-char remark

    Show marketing remark (630 chars)

    Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

25. 2023-09-16
    listed $179,000 New Listing 630-char remark

    Show marketing remark (630 chars)

    Enjoy the comforts of home in this beautiful brick home conveniently located on the outskirts of charming Mena, Arkansas. This home features 3 bedrooms and a bonus room that could be used as a fourth bedroom, cute patio off the dining area. In addition there are 3 full bathrooms, one of the bathrooms is located downstairs in the fully functional basement. The basement also has 2 rooms with closets and plenty of storage space with an outside entrance. Including 2 car garage and storage building you’ll have room for everything! To top it off, a great neighborhood to call home. Stove, microwave and fridge do not convey.

26. 2022-07-19
    soldstatus $110,000
27. 2013-09-04
    soldstatus $30,000 249-char remark

    Show marketing remark (249 chars)

    Ready for some TLC!!! Priced to sell this brick home with basement is just what you need. This house needs some work and needs some fresh ideas, to make this house the perfect place for you. Lots of trees, hill setting. Lightly travled road in Mena.

28. 2013-08-22
    historical 249-char remark

    Show marketing remark (249 chars)

    Ready for some TLC!!! Priced to sell this brick home with basement is just what you need. This house needs some work and needs some fresh ideas, to make this house the perfect place for you. Lots of trees, hill setting. Lightly travled road in Mena.

29. 2013-05-02
    listed $30,000 249-char remark

    Show marketing remark (249 chars)

    Ready for some TLC!!! Priced to sell this brick home with basement is just what you need. This house needs some work and needs some fresh ideas, to make this house the perfect place for you. Lots of trees, hill setting. Lightly travled road in Mena.

30. 1991-01-08
    soldstatus $35,000

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,319
• − Mortgage interest: −$4,190
• − Property taxes: −$1,077
• − Insurance: −$374
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,176
• Taxable income: $4,211
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,143/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+128.3% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $79,900 CARMLS
• 2026-04-24 Price Changed $88,500 CARMLS
• 2026-03-24 Listed $99,500 CARMLS
• 2023-12-08 Sold (Public Records) $174,000 Public Records
• 2023-12-08 Sold (MLS) $174,000 CARMLS
• 2023-12-04 Pending — CARMLS
• 2023-11-03 Contingent — CARMLS
• 2023-09-27 Price Changed $174,000 CARMLS
• 2023-09-16 Listed $179,000 CARMLS
• 2022-07-19 Sold (Public Records) $110,000 Public Records
• 2013-09-04 Sold (MLS) $30,000 CARMLS
• 2013-08-22 Listing Removed — CARMLS
• 2013-05-02 Listed $30,000 CARMLS
• 1991-01-08 Sold (Public Records) $35,000 Public Records

Property tax history

+56.5%/yr

Latest (2025): $1,077 · +0.0% YoY. Source: county tax records.