604 Short Ave · Camden, AR 71701

$55,000

4 bd · 2.5 ba · 2,276 sqft · SingleFamily public records · 422 Days on market

Built 1956 5,662 sqft lot $24/sqft · 31% below area Est $80k · 31% under ↓ 27% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors check out this classic 4 bedroom, 2 bath home in the center of the city. This home needs lots of TLC to bring it back to its former glory and charm. The home has a spacious primary bedroom, huge family room with a bar, courtyard patio and wrought iron window and patio cover. Must see to appreciate. Square footage, lot size, and acreage is taken from courthouse records.

Key facts

• Huge family room
• Courtyard patio
• Wrought iron window

Tags

• COURTYARD PATIO
• WROUGHT IRON WINDOW
• HUGE FAMILY ROOM
• DETACHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 422 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 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 1956 — 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 F-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: 2.54% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.78%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (median comp): $79,791
• List price: $55,000
• Delta: -31.07%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Cleveland Ave	0.65mi	3/2.0 (-1)	2,488 (+9%)	4mo	$15,000	$6	44
837 Maple St	0.72mi	4/2.5	2,600 (+14%)	9mo	$292,500	$113	35
550 Maple St	0.46mi	3/2.0 (-1)	1,949 (-14%)	24mo	$51,000	$26	28

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: 58.5%
• Equity multiple: 3.59×
• Total profit: $39,940
• Equity at exit: $8,201

10-year hold

• IRR: 63.3%
• Equity multiple: 7.34×
• Total profit: $97,670
• Equity at exit: $4,755

Cash invested: $15,400 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $767

Break-even live

Break-even rent $426

Max offer price $55,000

Occupancy floor 40%

Sensitivity live

Price	-10% $798	-5% $783	+0% $767	+5% $752	+10% $736
Rent	-10% $657	-5% $712	+0% $767	+5% $822	+10% $878
Rate	-1.0pp $795	-0.5pp $781	base $767	+0.5pp $753	+1.0pp $738

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $55,000 Active 422 DOM
2. 2026-06-18
   days on market $55,000 Active 421 DOM
3. 2026-06-17
   days on market $55,000 Active 420 DOM
4. 2026-06-16
   days on market $55,000 Active 419 DOM
5. 2026-06-15
   days on market $55,000 Active 418 DOM
6. 2026-06-14
   days on market $55,000 Active 416 DOM
7. 2026-06-12
   days on market $55,000 Active 415 DOM
8. 2026-06-09
   days on market $55,000 Active 412 DOM
9. 2026-06-08
   days on market $55,000 Active 411 DOM
10. 2026-06-07
    days on market $55,000 Active 410 DOM
11. 2026-06-05
    days on market $55,000 Active 408 DOM
12. 2026-06-04
    days on market $55,000 Active 406 DOM
13. 2026-06-02
    days on market $55,000 Active 405 DOM
14. 2026-06-01
    days on market $55,000 Active 404 DOM
15. 2026-05-31
    days on market $55,000 Active 403 DOM
16. 2026-05-31
    days on market $55,000 Active 402 DOM
17. 2026-01-08
    status Back on Market 381-char remark

    Show marketing remark (381 chars)

    Investors check out this classic 4 bedroom, 2 bath home in the center of the city. This home needs lots of TLC to bring it back to its former glory and charm. The home has a spacious primary bedroom, huge family room with a bar, courtyard patio and wrought iron window and patio cover. Must see to appreciate. Square footage, lot size, and acreage is taken from courthouse records.

18. 2026-01-01
    historical 381-char remark

    Show marketing remark (381 chars)

    Investors check out this classic 4 bedroom, 2 bath home in the center of the city. This home needs lots of TLC to bring it back to its former glory and charm. The home has a spacious primary bedroom, huge family room with a bar, courtyard patio and wrought iron window and patio cover. Must see to appreciate. Square footage, lot size, and acreage is taken from courthouse records.

19. 2025-11-12
    price $55,000 381-char remark

    Show marketing remark (381 chars)

    Investors check out this classic 4 bedroom, 2 bath home in the center of the city. This home needs lots of TLC to bring it back to its former glory and charm. The home has a spacious primary bedroom, huge family room with a bar, courtyard patio and wrought iron window and patio cover. Must see to appreciate. Square footage, lot size, and acreage is taken from courthouse records.

20. 2025-04-16
    listed $75,000 New Listing 381-char remark

    Show marketing remark (381 chars)

    Investors check out this classic 4 bedroom, 2 bath home in the center of the city. This home needs lots of TLC to bring it back to its former glory and charm. The home has a spacious primary bedroom, huge family room with a bar, courtyard patio and wrought iron window and patio cover. Must see to appreciate. Square footage, lot size, and acreage is taken from courthouse records.

ⓘ 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: $306 · $25/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$46/yr (+$4/mo · 15.1%)

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

Taxation est. · year 1

• Rental income: $16,769
• − Mortgage interest: −$3,081
• − Property taxes: −$306
• − Insurance: −$275
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$1,600
• Taxable income: $8,824
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $7,088/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

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

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

-26.7% since first listed

4 events — show timeline

• 2026-01-08 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-11-12 Price Changed $55,000 CARMLS
• 2025-04-16 Listed $75,000 CARMLS

Property tax history

+15.7%/yr

Latest (2025): $306 · +10.0% YoY. Source: county tax records.