603 Walnut St · Crossett, AR 71635

$105,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 91 Days on market

Built 1965 0.32 ac lot $92/sqft · 25% above area Est $84k · 25% over

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Why this score? — see what drove the D 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fall in LOVE with Walnut street Imagine pulling up to a picturesque, tree-lined street where the sunlight filters through the canopy, leading you straight to the front door of your * * forever home * * . This enchanting 1,144 sq. ft. Ranch is more than just a house; it’s the backdrop for your family’s next best chapter. ### The Heart of the Home Step inside to find newer Laminate flooring that flows seamlessly through every room, reflecting the natural light that pours through the picture windows. The * * charming, sun-drenched kitchen * * filled with new cabinets is the soul of the house—perfect for slow Sunday mornings and holiday baking. To make life even sweeter, the * * washer and dryer are included * * , ensuring a seamless move-in. With * * three nice sized bedrooms * * , there is a sanctuary for every family member. Outside, the * * expansive fenced in yard * * beckons—a lush, green canvas for summer garden parties, children’s play, or quiet starlit evenings. --- * * Property Highlights: * * * * * Space: * * 1,144 sq. ft. of thoughtfully designed living. * * * Fresh: * * New floors throughout, new fixtures, updated electrical. * * * Setting: * * Nestled on a quiet, scenic, family-friendly street.

Key facts

• Laminate flooring
• Tree-lined street
• Sun-drenched kitchen

Tags

• TREE-LINED STREET
• LAMINATE FLOORING
• SUN-DRENCHED KITCHEN
• WASHER AND DRYER INCLUDED
• EXPANSIVE FENCED IN YARD
• NEW FLOORS THROUGHOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $100k (4.3% below list).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.4% in Crossett — 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 59/100 on livability (#299 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $87k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $83,835
• List price: $105,000
• Delta: 25.25%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Walnut St	0.00mi	3/1.0	1,144 (0%)	24mo	$87,000	$76	78
803 Walnut St	0.20mi	2/1.0 (-1)	1,296 (+13%)	4mo	$60,000	$46	58
1004 Cedar St	0.48mi	3/2.0	1,196 (+4%)	21mo	$62,000	$52	50
1107 Oak	0.70mi	2/1.0 (-1)	1,192 (+4%)	8mo	$72,000	$60	47

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,639
• Equity at exit: $15,656

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,194
• Equity at exit: $9,078

Cash invested: $29,400 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $132

Break-even live

Break-even rent $838

Max offer price $105,000

Occupancy floor 82%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $105,000 Active 91 DOM
2. 2026-01-31
   listed $105,000 New Listing 1295-char remark

   Show marketing remark (1295 chars)

   Fall in LOVE with Walnut street Imagine pulling up to a picturesque, tree-lined street where the sunlight filters through the canopy, leading you straight to the front door of your * * forever home * * . This enchanting 1,144 sq. ft. Ranch is more than just a house; it’s the backdrop for your family’s next best chapter. ### The Heart of the Home Step inside to find newer Laminate flooring that flows seamlessly through every room, reflecting the natural light that pours through the picture windows. The * * charming, sun-drenched kitchen * * filled with new cabinets is the soul of the house—perfect for slow Sunday mornings and holiday baking. To make life even sweeter, the * * washer and dryer are included * * , ensuring a seamless move-in. With * * three nice sized bedrooms * * , there is a sanctuary for every family member. Outside, the * * expansive fenced in yard * * beckons—a lush, green canvas for summer garden parties, children’s play, or quiet starlit evenings. --- * * Property Highlights: * * * * * Space: * * 1,144 sq. ft. of thoughtfully designed living. * * * Fresh: * * New floors throughout, new fixtures, updated electrical. * * * Setting: * * Nestled on a quiet, scenic, family-friendly street.

3. 2024-07-02
   soldstatus $87,000 Sold 208-char remark

   Show marketing remark (208 chars)

   Very charming home that would be great for a small family or first-time home buyer! New Vinyl plank floors, new paint, updated kitchen and bathroom. Fenced in backyard. Ready for a new buyer to move right in!

4. 2024-04-22
   status Under Contract 208-char remark

   Show marketing remark (208 chars)

   Very charming home that would be great for a small family or first-time home buyer! New Vinyl plank floors, new paint, updated kitchen and bathroom. Fenced in backyard. Ready for a new buyer to move right in!

5. 2024-04-16
   listed $87,000 New Listing 208-char remark

   Show marketing remark (208 chars)

   Very charming home that would be great for a small family or first-time home buyer! New Vinyl plank floors, new paint, updated kitchen and bathroom. Fenced in backyard. Ready for a new buyer to move right in!

6. 2001-09-19
   soldstatus $58,000
7. 1999-10-04
   soldstatus $58,000
8. 1993-11-01
   soldstatus $44,500

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $12,055
• − Mortgage interest: −$5,882
• − Property taxes: −$808
• − Insurance: −$525
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$3,055
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,617/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — Crossett

• Score: 59/100
• State rank: #299
• US rank: #20393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+136.0% since first listed

7 events — show timeline

• 2026-01-31 Listed $105,000 CARMLS
• 2024-07-02 Sold (MLS) $87,000 CARMLS
• 2024-04-22 Pending — CARMLS
• 2024-04-16 Listed $87,000 CARMLS
• 2001-09-19 Sold (Public Records) $58,000 Public Records
• 1999-10-04 Sold (Public Records) $58,000 Public Records
• 1993-11-01 Sold (Public Records) $44,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $808 · +9.1% YoY. Source: county tax records.