912 Cleveland St S · Wynne, AR 72396

$139,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 11 Days on market

Built 1967 Est $143k · at est.

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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 +14.6/30.0
• ARV discount +8.4/15.0
• DSCR +4.5/10.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled, 3 bedroom, 2 bath. New roof, new windows, new plumbing, flooring, paint, fixtures, etc. Call anytime to see it. 870-588-1089

Key facts

• New plumbing
• New flooring
• New paint

Tags

• NEW ROOF
• NEW WINDOWS
• NEW PLUMBING
• NEW FLOORING
• NEW PAINT
• NEW FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $34 ($406/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 $111k (20.7% below list).
• Recommended offer: $111k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $110,875 (20.7% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $142,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Cleveland St S	0.07mi	3/1.0	1,347 (+7%)	24mo	$126,875	$94	66
203 E Crystal Ave	0.53mi	3/1.0	1,220 (-4%)	8mo	$148,000	$121	63
205 Ce Brawner Rd Rd	0.62mi	3/1.5	1,212 (-4%)	4mo	$136,500	$113	58
303 Clifton Dr	0.48mi	3/1.0	1,131 (-10%)	6mo	$135,000	$119	55
238 Crabb Ln	0.40mi	3/1.5	1,133 (-10%)	9mo	$139,500	$123	54
1721 Alesha Dr	0.59mi	3/1.5	1,194 (-6%)	11mo	$123,000	$103	52
311 Clifton Dr	0.47mi	3/2.0	1,110 (-12%)	2mo	$126,500	$114	52
311 Ce Brawner Rd	0.62mi	3/1.5	1,144 (-10%)	8mo	$169,000	$148	47
301 Ce Brawner Rd	0.62mi	3/1.5	1,140 (-10%)	15mo	$128,500	$113	40
702 Union Ave	0.63mi	2/1.5 (-1)	1,395 (+10%)	12mo	$35,000	$25	36
118 10th St	0.73mi	3/1.0	1,075 (-15%)	16mo	$38,000	$35	28
414 E Hamilton Ave	0.66mi	2/1.5 (-1)	1,396 (+10%)	22mo	$140,000	$100	26

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-20,575
• Equity at exit: $20,860

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-15,385
• Equity at exit: $12,096

Cash invested: $39,172 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $34

Break-even live

Break-even rent $1,066

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $73	+0% $34	+5% $-6	+10% $-45
Rent	-10% $-54	-5% $-10	+0% $34	+5% $78	+10% $121
Rate	-1.0pp $104	-0.5pp $69	base $34	+0.5pp $-2	+1.0pp $-39

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $139,900 Active 11 DOM
2. 2026-06-18
   days on market $139,900 Active 10 DOM
3. 2026-06-17
   days on market $139,900 Active 9 DOM
4. 2026-06-16
   days on market $139,900 Active 8 DOM
5. 2026-06-15
   days on market $139,900 Active 7 DOM
6. 2026-06-14
   days on market $139,900 Active 5 DOM
7. 2026-06-12
   days on market $139,900 Active 4 DOM
8. 2026-06-09
   days on marketlisting id $139,900 Active 1 DOM
9. 2026-06-08
   days on market $139,900 Active 5 DOM
10. 2026-06-07
    days on market $139,900 Active 4 DOM
11. 2026-06-07
    days on market $139,900 Active 3 DOM
12. 2026-06-04
    remarks 141-char remark
13. 2026-06-04
    listed $139,900 Active 1 DOM

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$294/yr (+$24/mo · 48.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 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: $13,305
• − Mortgage interest: −$7,837
• − Property taxes: −$602
• − Insurance: −$700
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$4,070
• Taxable loss: −$2,031
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $893/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

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: Wynne, AR
• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

1 event — show timeline

• 2026-06-04 Listed $139,900 FSBO.com

Property tax history

+0.7%/yr

Latest (2025): $602 · +9.3% YoY. Source: county tax records.