206 E First St · Emmet, AR 71835

$59,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 85 Days on market

Built 1932 0.32 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 +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Call Dustin Reynolds To View/ Show 214-548-7996

Key facts

• 0.32 acre lot
• Built 1932
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#350 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, employment D, schools F.
• Blevins School District (rural): math 22% / reading 24% proficiency, ranked #195 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Nevada County population projected at -24% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $38k; list at $60k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1932 — 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: 1.68% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 3.05×
• Total profit: $34,445
• Equity at exit: $26,934

10-year hold

• IRR: 36.5%
• Equity multiple: 6.03×
• Total profit: $84,430
• Equity at exit: $41,508

Cash invested: $16,772 (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 71835

• Active inventory: 2
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $428

Break-even live

Break-even rent $464

Max offer price $59,900

Occupancy floor 52%

Sensitivity live

Price	-10% $462	-5% $445	+0% $428	+5% $411	+10% $394
Rent	-10% $348	-5% $388	+0% $428	+5% $467	+10% $507
Rate	-1.0pp $458	-0.5pp $443	base $428	+0.5pp $412	+1.0pp $396

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $59,900 Active 85 DOM
2. 2026-06-18
   days on market $59,900 Active 84 DOM
3. 2026-06-17
   days on market $59,900 Active 83 DOM
4. 2026-06-16
   days on market $59,900 Active 82 DOM
5. 2026-06-15
   days on market $59,900 Active 81 DOM
6. 2026-06-14
   days on market $59,900 Active 79 DOM
7. 2026-06-12
   days on market $59,900 Active 78 DOM
8. 2026-06-09
   days on market $59,900 Active 75 DOM
9. 2026-06-08
   days on market $59,900 Active 74 DOM
10. 2026-06-07
    days on market $59,900 Active 73 DOM
11. 2026-06-07
    days on market $59,900 Active 72 DOM
12. 2026-06-04
    days on market $59,900 Active 69 DOM
13. 2026-06-02
    days on market $59,900 Active 68 DOM
14. 2026-06-01
    days on market $59,900 Active 67 DOM
15. 2026-05-31
    days on market $59,900 Active 66 DOM
16. 2026-05-31
    days on market $59,900 Active 65 DOM
17. 2026-03-26
    status Back on Market 47-char remark

    Show marketing remark (47 chars)

    Call Dustin Reynolds To View/ Show 214-548-7996

18. 2026-03-24
    historical 47-char remark

    Show marketing remark (47 chars)

    Call Dustin Reynolds To View/ Show 214-548-7996

19. 2026-03-24
    historical

    Show marketing remark (47 chars)

    Call Dustin Reynolds To View/ Show 214-548-7996

20. 2026-02-26
    listed $59,900 New Listing 47-char remark

    Show marketing remark (47 chars)

    Call Dustin Reynolds To View/ Show 214-548-7996

21. 2026-02-26
    listed $59,900 New Listing

    Show marketing remark (47 chars)

    Call Dustin Reynolds To View/ Show 214-548-7996

22. 2022-10-21
    soldstatus $38,000
23. 1990-02-26
    soldstatus $13,500

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$51/yr (+$4/mo · 15.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $12,068
• − Mortgage interest: −$3,355
• − Property taxes: −$332
• − Insurance: −$300
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,743
• Taxable income: $4,408
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,075/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: Blevins School District
• NCES district ID: 0503300
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 24% ▼ -11.00%
• Median HH income: $41,873
• Composite: 19.62/100
• National rank: #8745
• State rank: #195 of 238 in AR

Livability — Emmet

• Score: 57/100
• State rank: #350
• US rank: #21937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emmet, AR
• Population (ZIP): 1,127

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 7,890 people
• By 2030: 7,473 · -5.3%
• By 2040: 6,681 · -15.3%
• By 2050: 6,034 · -23.5%
• By 2075: 5,068 · -35.8%
• By 2100: 4,689 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 14% Two or more races 3%
• Common ancestry: Serbian 5% Hungarian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Nevada

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 1.9%
• 2008→2024 swing: -23.5pp toward R · 2008: -16.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+31.5 2016: R+26.1 2012: R+20.1 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+343.7% since first listed

7 events — show timeline

• 2026-03-26 Relisted — CARMLS
• 2026-03-24 Listing Removed — CARMLS
• 2026-03-24 Listing Removed — CARMLS
• 2026-02-26 Listed $59,900 CARMLS
• 2026-02-26 Listed $59,900 CARMLS
• 2022-10-21 Sold (Public Records) $38,000 Public Records
• 1990-02-26 Sold (Public Records) $13,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $332 · +4.0% YoY. Source: county tax records.