113 Hwy 118 · Joiner, AR 72350

$49,900

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 154 Days on market

Built 1983 0.83 ac lot ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

Key facts

• Ample outdoor space
• Large lot
• Deck

Tags

• LARGE LOT
• SINGLE STORY CONSTRUCTION
• OPEN PORCH
• DECK
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached parking; Parking pad; Carport with 1 space; 1 covered parking space (1 total)
• Utilities: Water: Other; Sewer: Other
• Home design: Single-family residence (residential); Three or more levels; Existing construction
• Construction: Shingle roof
• Exterior features: 0.83-acre lot

Interior

• Kitchen: Kitchen (11x15)
• Bedrooms: 3 bedrooms — sizes: 14x15, 14x13, 12x12; Den (16x18); Dining room; Living room
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (other); Wall/window cooling units
• Interior features: Wood flooring; Basement: Other; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#447 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing B; Watch: schools F, crime F, amenities F.
• Rivercrest School District #57 (rural): math 32% / reading 37% proficiency, ranked #128 of 238 in AR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Mississippi County population projected at -30% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.80% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.6

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: 27.0%
• Equity multiple: 2.53×
• Total profit: $21,391
• Equity at exit: $22,437

10-year hold

• IRR: 27.7%
• Equity multiple: 4.93×
• Total profit: $54,855
• Equity at exit: $34,578

Cash invested: $13,972 (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 72350

• Active inventory: 1
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $240

Break-even live

Break-even rent $595

Max offer price $49,900

Occupancy floor 68%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $49,900 Active 154 DOM
2. 2026-06-17
   days on market $49,900 Active 153 DOM
3. 2026-06-16
   days on market $49,900 Active 152 DOM
4. 2026-06-15
   days on market $49,900 Active 151 DOM
5. 2026-06-13
   days on market $49,900 Active 149 DOM
6. 2026-06-10
   days on market $49,900 Active 146 DOM
7. 2026-06-09
   days on market $49,900 Active 145 DOM
8. 2026-06-08
   days on market $49,900 Active 144 DOM
9. 2026-06-07
   days on market $49,900 Active 143 DOM
10. 2026-06-03
    days on market $49,900 Active 139 DOM
11. 2026-06-02
    days on market $49,900 Active 138 DOM
12. 2026-06-01
    days on market $49,900 Active 137 DOM
13. 2026-05-31
    days on market $49,900 Active 136 DOM
14. 2026-05-02
    price $49,900 1030-char remark

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

15. 2026-05-01
    price $49,900
16. 2026-03-13
    price $54,950 1030-char remark

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

17. 2026-03-13
    price $54,950

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

18. 2026-01-31
    status Active

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

19. 2026-01-31
    status Active 1030-char remark

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

20. 2026-01-21
    status Pending

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

21. 2026-01-21
    status Pending 1030-char remark

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

22. 2026-01-05
    listed $64,950 Active

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

23. 2026-01-05
    listed $64,950 Active 1030-char remark

    Show marketing remark (1030 chars)

    Flexible sellers, make an offer! Needs full renovations but a solid home, check it out! 3BR/1BA home on 0.83-acre lot in Joiner, AR with space, privacy & room to grow. Kitchen + den layout, covered porch/patio, storage area + additional shed. Newer roof, vinyl siding & thermal windows already done. No central heat/air—buyer to install window units. Property needs rehab but priced accordingly. Stolen electrical wiring missing. Sold as-is. Go inspect & see the potential. REO Bank Foreclosure Estimated value after repair ~$150K. Strong upside for someone willing to put in work. Estimated rent ~$800–$1,100/mo depending on updates—live in it or turn it into income. Go to Home Depot or Walmart, get materials, fix it up yourself or bring help & make it your own. Add on later or expand (verify). This is how you build something—own vs rent & create equity. Don’t wait until it’s gone. Vacant. Show anytime. Some photos may include virtual staging enhancements.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,787
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$1,752
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$1,452
• Taxable income: $2,313
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $2,325/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: Rivercrest School District #57
• NCES district ID: 0500045
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $34,115
• Composite: 28.4/100
• National rank: #6764
• State rank: #128 of 238 in AR

Livability — Joiner

• Score: 52/100
• State rank: #447
• US rank: #24712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joiner, AR
• Population (ZIP): 1,091

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 37% Two or more races 5%
• Common ancestry: Lithuanian 2% Iranian 1% German 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

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

-23.2% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $49,900 Memphis Area Association of Realtors(R) MLS
• 2026-05-01 Price Changed $49,900 REALTRACS as Distributed by MLS Grid
• 2026-03-13 Price Changed $54,950 Memphis Area Association of Realtors(R) MLS
• 2026-03-13 Price Changed $54,950 REALTRACS as Distributed by MLS Grid
• 2026-01-31 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-31 Relisted — Memphis Area Association of Realtors(R) MLS
• 2026-01-21 Pending — REALTRACS as Distributed by MLS Grid
• 2026-01-21 Pending — Memphis Area Association of Realtors(R) MLS
• 2026-01-05 Listed $64,950 REALTRACS as Distributed by MLS Grid
• 2026-01-05 Listed $64,950 Memphis Area Association of Realtors(R) MLS

Property tax history

+1.8%/yr

Latest (2025): $30 · +1.8% YoY. Source: county tax records.