2602 Reeves St · Mena, AR 71953

$140,000

3 bd · 2.5 ba · 1,657 sqft · SingleFamily public records · 247 Days on market

Built 1978 0.51 ac lot Est $197k · 29% under

---

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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Appreciation +4.4/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice cozy brick Home on a really nice Lot in the Mena city limits. The Home has 3 bedrooms and 2 & 1/2 Baths. This Home sits on approximately 1/2 acre! Lots of room for your yard with this property! New Flooring has been installed as well as other updates to the inside of the House! New Roof has also been applied!

Key facts

• Brick home
• 0.51 acre lot
• Built 1978

Tags

• BRICK HOME
• APPROXIMATELY 1/2 ACRE

Property features AI

Finance

• Financial info: Financing available: conventional loan or cash

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick exterior
• Construction: 3-tab shingle roof; Slab foundation; Brick construction
• Exterior features: Level lot; Paved road access; Approximately 147' x 150' lot (about 0.51 acres); Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet, vinyl, and tile flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $83 ($997/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 $121k (13.8% below list).
• Recommended offer: $121k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.0% 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: schools D, crime D, amenities 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.
• 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 $968 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $140k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,659 (13.8% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $197,183
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Texas	0.56mi	3/2.0	1,616 (-2%)	2mo	$192,500	$119	66
2504 Sutherland Ave	0.47mi	3/2.0	1,584 (-4%)	9mo	$213,500	$135	62
2467 Hwy 375 E	0.50mi	3/2.5	1,550 (-6%)	6mo	$375,000	$242	61
211 Turner St	0.44mi	3/2.0	1,554 (-6%)	11mo	$160,000	$103	58
1900 Church Ave	0.50mi	3/2.0	1,782 (+8%)	7mo	$210,000	$118	56
1902 Smith Ave	0.52mi	3/1.0	1,519 (-8%)	1mo	$41,000	$27	55
901 S Reine St	0.62mi	3/2.0	1,749 (+6%)	10mo	$140,000	$80	52
1903 Smith Ave	0.54mi	3/1.5	1,750 (+6%)	13mo	$173,500	$99	51
265 Polk Road 76e	0.62mi	3/2.0	1,500 (-10%)	8mo	$316,000	$211	47
1602 Miller Ave	0.62mi	3/2.0	1,524 (-8%)	12mo	$240,000	$157	46
1107 S Reine St	0.64mi	3/2.0	1,814 (+10%)	12mo	$310,000	$171	43
1610 Reeves Ave	0.57mi	2/2.0 (-1)	1,753 (+6%)	16mo	$60,000	$34	43

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: -3.8%
• Equity multiple: 0.84×
• Total profit: $-6,459
• Equity at exit: $32,554

10-year hold

• IRR: 3.1%
• Equity multiple: 1.29×
• Total profit: $11,230
• Equity at exit: $33,139

Cash invested: $39,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $83

Break-even live

Break-even rent $1,101

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $123	+0% $83	+5% $43	+10% $4
Rent	-10% $-12	-5% $35	+0% $83	+5% $131	+10% $178
Rate	-1.0pp $154	-0.5pp $119	base $83	+0.5pp $47	+1.0pp $10

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   price $140,000
2. 2026-03-31
   price $150,000
3. 2025-09-22
   listed $165,000 New Listing
4. 1999-12-22
   soldstatus $63,000
5. 1999-02-23
   soldstatus $50,000
6. 1988-07-01
   soldstatus $38,000

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $932 · $78/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 · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,479
• − Mortgage interest: −$7,842
• − Property taxes: −$932
• − Insurance: −$700
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$4,073
• Taxable loss: −$1,384
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,329/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

+268.4% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $140,000 CARMLS
• 2026-03-31 Price Changed $150,000 CARMLS
• 2025-09-22 Listed $165,000 CARMLS
• 1999-12-22 Sold (Public Records) $63,000 Public Records
• 1999-02-23 Sold (Public Records) $50,000 Public Records
• 1988-07-01 Sold (Public Records) $38,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $932 · +8.3% YoY. Source: county tax records.