110 Perry St · Clarksville, AR 72830

$99,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 93 Days on market

Built 1960 6,534 sqft lot $81/sqft · 18% below area Est $122k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Possession subject to current lease. Solid 3-bedroom, 1-bath rental home with a current tenant paying $925 per month. Updates include new HVAC and partial plumbing replaced in 2017, along with new carpet in the bedrooms in 2025. The home features an eat-in kitchen with tiled countertops, gas range, and refrigerator. Additional highlights include a separate laundry room, fenced backyard, and large shade trees. A great investment opportunity with steady income potential

Key facts

• New carpet
• New hvac
• Eat-in kitchen

Tags

• NEW HVAC
• PARTIAL PLUMBING REPLACED
• NEW CARPET
• EAT-IN KITCHEN
• TILED COUNTERTOPS
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.6% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask is 10146% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $33k; list at $100k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1960 — 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 D 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: 1.34% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (median comp): $121,866
• List price: $99,900
• Delta: -18.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Perry St	0.02mi	3/1.0	1,144 (-7%)	23mo	$46,000	$40	68
1005 W Taylor St	0.42mi	3/2.0	1,288 (+4%)	3mo	$158,000	$123	66
208 Cemetery St	0.45mi	3/1.0	1,216 (-1%)	23mo	$75,000	$62	58
903 Oakland St	0.37mi	3/2.5	1,350 (+10%)	14mo	$170,000	$126	49
1307 W Taylor St	0.43mi	3/2.0	1,372 (+11%)	13mo	$178,500	$130	46
307 Hayes St	0.72mi	2/1.0 (-1)	1,232 (0%)	18mo	$110,000	$89	46
1302 W Taylor St	0.45mi	3/2.5	1,300 (+6%)	22mo	$134,500	$103	45
1309 Reynolds St	0.74mi	3/1.0	1,092 (-11%)	6mo	$31,000	$28	41
210 Cemetery St St	0.43mi	2/1.0 (-1)	1,054 (-14%)	14mo	$95,000	$90	39
313 N Brown St	0.73mi	3/2.0	1,311 (+6%)	18mo	$137,000	$105	36
709 W Sevier St	0.54mi	2/1.0 (-1)	1,072 (-13%)	18mo	$126,500	$118	33
308 S Cline Rd	0.68mi	3/2.0	1,414 (+15%)	18mo	$110,000	$78	25

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $13,000
• Equity at exit: $14,895

10-year hold

• IRR: 20.7%
• Equity multiple: 2.74×
• Total profit: $48,809
• Equity at exit: $8,638

Cash invested: $27,972 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 154
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $459

Break-even live

Break-even rent $761

Max offer price $99,900

Occupancy floor 61%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $99,900 Active 93 DOM
2. 2026-06-18
   days on market $99,900 Active 92 DOM
3. 2026-06-17
   days on market $99,900 Active 91 DOM
4. 2026-06-16
   days on market $99,900 Active 90 DOM
5. 2026-06-15
   days on market $99,900 Active 89 DOM
6. 2026-06-14
   days on market $99,900 Active 87 DOM
7. 2026-06-12
   days on market $99,900 Active 86 DOM
8. 2026-06-09
   days on market $99,900 Active 83 DOM
9. 2026-06-08
   days on market $99,900 Active 82 DOM
10. 2026-06-07
    days on market $99,900 Active 81 DOM
11. 2026-06-05
    days on market $99,900 Active 79 DOM
12. 2026-06-04
    days on market $99,900 Active 77 DOM
13. 2026-06-02
    days on market $99,900 Active 76 DOM
14. 2026-06-01
    days on market $99,900 Active 75 DOM
15. 2026-05-31
    days on market $99,900 Active 74 DOM
16. 2026-05-31
    days on market $99,900 Active 73 DOM
17. 2026-05-16
    listed $975
18. 2026-03-18
    listed $99,900 New Listing 472-char remark

    Show marketing remark (472 chars)

    Possession subject to current lease. Solid 3-bedroom, 1-bath rental home with a current tenant paying $925 per month. Updates include new HVAC and partial plumbing replaced in 2017, along with new carpet in the bedrooms in 2025. The home features an eat-in kitchen with tiled countertops, gas range, and refrigerator. Additional highlights include a separate laundry room, fenced backyard, and large shade trees. A great investment opportunity with steady income potential

19. 2024-12-08
    historical $950
20. 2024-11-22
    price $950
21. 2024-10-31
    listed $1,000
22. 2024-10-15
    historical $1,000
23. 2024-06-26
    listed $1,000
24. 2016-11-08
    soldstatus $33,371
25. 2016-11-08
    soldstatus $33,371
26. 2013-05-10
    soldstatus $56,000 189-char remark

    Show marketing remark (189 chars)

    Need a nice home on a budget? Look no further! This 3 bedroom home has a great price and is a nice, neat and clean home. Ideal for a first timehome. Energy efficient home for a great price!

27. 2013-05-10
    soldstatus $56,000

    Show marketing remark (189 chars)

    Need a nice home on a budget? Look no further! This 3 bedroom home has a great price and is a nice, neat and clean home. Ideal for a first timehome. Energy efficient home for a great price!

28. 2013-05-01
    listed $58,900 189-char remark

    Show marketing remark (189 chars)

    Need a nice home on a budget? Look no further! This 3 bedroom home has a great price and is a nice, neat and clean home. Ideal for a first timehome. Energy efficient home for a great price!

29. 2002-10-28
    soldstatus $43,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$210/yr (+$17/mo · 48.9%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,103
• − Mortgage interest: −$5,596
• − Property taxes: −$429
• − Insurance: −$500
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,906
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,523/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, AR
• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

+132.3% since first listed

13 events — show timeline

• 2026-05-16 Listed for Rent $975 BUILDIUM
• 2026-03-18 Listed $99,900 CARMLS
• 2024-12-08 Rental Removed $950 BUILDIUM
• 2024-11-22 Price Changed $950 BUILDIUM
• 2024-10-31 Listed for Rent $1,000 BUILDIUM
• 2024-10-15 Rental Removed $1,000 BUILDIUM
• 2024-06-26 Listed for Rent $1,000 BUILDIUM
• 2016-11-08 Sold (Public Records) $33,371 Public Records
• 2016-11-08 Sold (Public Records) $33,371 Public Records
• 2013-05-10 Sold (Public Records) $56,000 Public Records
• 2013-05-10 Sold (MLS) $56,000 NWARMLS
• 2013-05-01 Listed $58,900 NWARMLS
• 2002-10-28 Sold (Public Records) $43,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $429 · +9.9% YoY. Source: county tax records.