617 Forrest St · Forrest City, AR 72335

$49,900

3 bd · 2.0 ba · 1,936 sqft · SingleFamily public records

Est $95k · 47% under

---

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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0

Listing remarks MLS

Investors and owner occupants welcome. Sold "AS-IS, WHERE-IS""All offers will be submitted via e-Offer using Sparkoffer.com. Please visit Sparkoffer.com to ‘Browse Homes’ and review the offer process. POF or Pre-Approval should be attached when placing an offer. The selected buyer will pay a 1% or $750 Listing broker and seller assume no responsibility and make no warranties, guarantees or representation as to accuracy of property information or photographs. Measure for accuracy. AGENTS SEE REMARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.5% vs local median 9.7% in Forrest City — 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 (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. Francis County population projected at -21% 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $33k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.39% ✓
• Cap rate: 20.53%
• Cash-on-cash: 50.84%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $94,864
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 N Forrest	0.35mi	3/2.5	1,976 (+2%)	15mo	$165,000	$84	66
105 Sue Ann Dr	0.56mi	3/2.0	2,026 (+5%)	5mo	$225,000	$111	62
916 N Izard St	0.22mi	3/2.0	2,139 (+10%)	13mo	$110,000	$51	62
520 Roleson	0.57mi	3/2.0	1,926 (-0%)	20mo	$95,000	$49	55
1051 N Izard St	0.34mi	3/2.0	1,733 (-10%)	16mo	$47,000	$27	53
1430 Chestnut	0.74mi	3/2.0	1,794 (-7%)	1mo	$140,000	$78	53
1031 Cherry	0.55mi	3/1.5	1,716 (-11%)	4mo	$80,000	$47	50
735 N Rosser St	0.23mi	3/1.5	1,691 (-13%)	23mo	$15,000	$9	47
1508 Albert St	0.62mi	4/2.0 (+1)	2,131 (+10%)	10mo	$33,300	$16	41
1014 Robinson St	0.62mi	4/1.5 (+1)	1,684 (-13%)	5mo	$24,500	$15	38
120 Trenton Cv	0.67mi	3/2.0	2,093 (+8%)	21mo	$190,000	$91	38

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: 48.7%
• Equity multiple: 3.12×
• Total profit: $29,635
• Equity at exit: $7,440

10-year hold

• IRR: 54.2%
• Equity multiple: 6.33×
• Total profit: $74,439
• Equity at exit: $4,314

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 72335

• Home prices YoY: -4.9%
• Active inventory: 66
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $592

Break-even live

Break-even rent $446

Max offer price $49,900

Occupancy floor 45%

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 7 events

1. 2023-01-13
   soldstatus $33,300 Sold 531-char remark

   Show marketing remark (531 chars)

   Investors and owner occupants welcome. Sold "AS-IS, WHERE-IS""All offers will be submitted via e-Offer using Sparkoffer.com. Please visit Sparkoffer.com to ‘Browse Homes’ and review the offer process. POF or Pre-Approval should be attached when placing an offer. The selected buyer will pay a 1% or $750 Listing broker and seller assume no responsibility and make no warranties, guarantees or representation as to accuracy of property information or photographs. Measure for accuracy. AGENTS SEE REMARKS

2. 2023-01-04
   status Under Contract 531-char remark

   Show marketing remark (531 chars)

   Investors and owner occupants welcome. Sold "AS-IS, WHERE-IS""All offers will be submitted via e-Offer using Sparkoffer.com. Please visit Sparkoffer.com to ‘Browse Homes’ and review the offer process. POF or Pre-Approval should be attached when placing an offer. The selected buyer will pay a 1% or $750 Listing broker and seller assume no responsibility and make no warranties, guarantees or representation as to accuracy of property information or photographs. Measure for accuracy. AGENTS SEE REMARKS

3. 2023-01-02
   historical
4. 2022-12-10
   price $39,900 531-char remark

   Show marketing remark (531 chars)

   Investors and owner occupants welcome. Sold "AS-IS, WHERE-IS""All offers will be submitted via e-Offer using Sparkoffer.com. Please visit Sparkoffer.com to ‘Browse Homes’ and review the offer process. POF or Pre-Approval should be attached when placing an offer. The selected buyer will pay a 1% or $750 Listing broker and seller assume no responsibility and make no warranties, guarantees or representation as to accuracy of property information or photographs. Measure for accuracy. AGENTS SEE REMARKS

5. 2022-10-30
   listed $49,900
6. 2022-10-28
   listed $49,900 New Listing 531-char remark

   Show marketing remark (531 chars)

   Investors and owner occupants welcome. Sold "AS-IS, WHERE-IS""All offers will be submitted via e-Offer using Sparkoffer.com. Please visit Sparkoffer.com to ‘Browse Homes’ and review the offer process. POF or Pre-Approval should be attached when placing an offer. The selected buyer will pay a 1% or $750 Listing broker and seller assume no responsibility and make no warranties, guarantees or representation as to accuracy of property information or photographs. Measure for accuracy. AGENTS SEE REMARKS

7. 1998-04-06
   soldstatus $88,000

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $837 · $70/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,341
• − Mortgage interest: −$2,795
• − Property taxes: −$837
• − Insurance: −$250
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,452
• Taxable income: $6,713
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,492/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• City population: 201
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

-62.2% since first listed

7 events — show timeline

• 2023-01-13 Sold (MLS) $33,300 CARMLS
• 2023-01-04 Pending — CARMLS
• 2023-01-02 Delisted — EARA
• 2022-12-10 Price Changed $39,900 CARMLS
• 2022-10-30 Listed $49,900 EARA
• 2022-10-28 Listed $49,900 CARMLS
• 1998-04-06 Sold (Public Records) $88,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $837 · -2.2% YoY. Source: county tax records.