215 E Broadway · Pocahontas, AR 72455

$123,000

2 bd · 1.5 ba · 1,848 sqft · SingleFamily · 135 Days on market

Built 1940 Good condition 0.25 ac lot $67/sqft · 15% below area Est $145k · 15% under ↓ 14% since listing

---

Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +14.4/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic Rock Building just off the Pocahontas Court Square. Rare opportunity to own a piece of Pocahontas history just off the Court Square. This iconic historic rock building offers a unique mixed-use layout, featuring a remodeled 2BR/1BA apartment on the upper level and versatile commercial space with 1/2BA on the main floor—ideal for retail, office, or professional use. The upstairs apartment has been updated providing a comfortable living space with charm and functionality. From both levels, enjoy scenic views overlooking the Black River and Pocahontas Overlook Park, offering a picturesque backdrop rarely found in downtown properties. Positioned in a high-visibility location with steady foot traffic, this property combines historic appeal, income potential, and an unbeatable setting. Whether you’re seeking an investment, live-work opportunity, or distinctive commercial space, this downtown landmark delivers character, location, and views that are truly unmatched.

Key facts

• Remodeled apartment
• Mixed-use layout
• Scenic views

Tags

• HISTORIC ROCK BUILDING
• MIXED-USE LAYOUT
• REMODELED APARTMENT
• VERSATILE COMMERCIAL SPACE
• SCENIC VIEWS
• HIGH-VISIBILITY LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $123k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $64 ($768/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (5.9% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.6% in Pocahontas — 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 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools D-.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 77 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $145,163
• List price: $123,000
• Delta: -15.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Basin St	0.16mi	2/2.0	2,044 (+11%)	9mo	$300,000	$147	66
803 W Black	0.43mi	3/1.5 (+1)	1,880 (+2%)	18mo	$120,000	$64	57
305 W Black St	0.33mi	3/2.5 (+1)	2,008 (+9%)	17mo	$98,000	$49	47
1359 N Hwy. 67	0.69mi	2/2.0	1,678 (-9%)	9mo	$130,000	$77	43
1415 N Thomasville Ave N	0.69mi	3/3.0 (+1)	1,913 (+4%)	20mo	$225,000	$118	34

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-15,835
• Equity at exit: $18,340

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-8,466
• Equity at exit: $10,635

Cash invested: $34,440 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 77
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,845/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $64

Break-even live

Break-even rent $1,076

Max offer price $123,000

Occupancy floor 89%

Sensitivity live

Price	-10% $149	-5% $107	+0% $64	+5% $22	+10% $-21
Rent	-10% $-27	-5% $18	+0% $64	+5% $110	+10% $155
Rate	-1.0pp $126	-0.5pp $95	base $64	+0.5pp $32	+1.0pp $0

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Ridgeland Cir Pocahontas, AR	2.0	2.5	1486	$995	$0.67	45d	1	1.38mi
2503 Ridgeland Cir Unit 4 Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.38mi
2506 Ridgeland Cir Apt 2 Pocahontas, AR	2.0	2.5	1438	$1,495	$1.04	44d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $123,000 Active 135 DOM
2. 2026-06-18
   days on market $123,000 Active 134 DOM
3. 2026-06-17
   days on market $123,000 Active 133 DOM
4. 2026-06-16
   days on market $123,000 Active 132 DOM
5. 2026-06-15
   days on market $123,000 Active 131 DOM
6. 2026-06-14
   days on market $123,000 Active 129 DOM
7. 2026-06-12
   days on market $123,000 Active 128 DOM
8. 2026-06-09
   days on market $123,000 Active 125 DOM
9. 2026-06-08
   days on market $123,000 Active 124 DOM
10. 2026-06-07
    days on market $123,000 Active 123 DOM
11. 2026-06-07
    days on market $123,000 Active 122 DOM
12. 2026-06-04
    days on market $123,000 Active 119 DOM
13. 2026-06-02
    days on market $123,000 Active 118 DOM
14. 2026-06-01
    days on market $123,000 Active 117 DOM
15. 2026-05-31
    days on market $123,000 Active 116 DOM
16. 2026-05-31
    days on market $123,000 Active 115 DOM
17. 2026-05-06
    price $123,000 994-char remark

    Show marketing remark (994 chars)

    Historic Rock Building just off the Pocahontas Court Square. Rare opportunity to own a piece of Pocahontas history just off the Court Square. This iconic historic rock building offers a unique mixed-use layout, featuring a remodeled 2BR/1BA apartment on the upper level and versatile commercial space with 1/2BA on the main floor—ideal for retail, office, or professional use. The upstairs apartment has been updated providing a comfortable living space with charm and functionality. From both levels, enjoy scenic views overlooking the Black River and Pocahontas Overlook Park, offering a picturesque backdrop rarely found in downtown properties. Positioned in a high-visibility location with steady foot traffic, this property combines historic appeal, income potential, and an unbeatable setting. Whether you’re seeking an investment, live-work opportunity, or distinctive commercial space, this downtown landmark delivers character, location, and views that are truly unmatched.

18. 2026-02-02
    listed $143,000 New Listing 994-char remark

    Show marketing remark (994 chars)

    Historic Rock Building just off the Pocahontas Court Square. Rare opportunity to own a piece of Pocahontas history just off the Court Square. This iconic historic rock building offers a unique mixed-use layout, featuring a remodeled 2BR/1BA apartment on the upper level and versatile commercial space with 1/2BA on the main floor—ideal for retail, office, or professional use. The upstairs apartment has been updated providing a comfortable living space with charm and functionality. From both levels, enjoy scenic views overlooking the Black River and Pocahontas Overlook Park, offering a picturesque backdrop rarely found in downtown properties. Positioned in a high-visibility location with steady foot traffic, this property combines historic appeal, income potential, and an unbeatable setting. Whether you’re seeking an investment, live-work opportunity, or distinctive commercial space, this downtown landmark delivers character, location, and views that are truly unmatched.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,884
• − Mortgage interest: −$6,890
• − Property taxes: −$1,845
• − Insurance: −$615
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,578
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,072/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This historic rock building offers a unique mixed-use layout with a remodeled 2BR/1BA apartment and versatile commercial space. The property is in good condition with minimal repairs needed, making it an ideal investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and creates a welcoming environment.
• Both New flooring in living areas — Updates the look and feel of the living spaces.
• Both Kitchen appliances and cabinets upgrade — Modernizes the kitchen and improves functionality.
• Both Bathroom fixtures and vanity upgrade — Enhances the bathroom's functionality and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a welcoming environment. ↑
• Both New flooring in living areas — Updates the look and feel of the living spaces. ↑
• Both Kitchen appliances and cabinets upgrade — Modernizes the kitchen and improves functionality. ↑
• Both Bathroom fixtures and vanity upgrade — Enhances the bathroom's functionality and aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, AR
• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

-14.0% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $123,000 CARMLS
• 2026-02-02 Listed $143,000 CARMLS