124 W College Ave Unit A & B · Monticello, AR 71655

$80,000

None bd · None ba · 420 sqft · Condo · 217 Days on market

Built 2018 Fair condition ↓ 24% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of town! This property includes two separate 1BR/1BA tiny homes, each designed for low-maintenance living and steady rental income. Both units are currently tenant-occupied, providing immediate cash flow. Convenient in-town location and an easy, hands-off setup for any investor.

Key facts

• Immediate cash flow
• Tenant occupied
• Steady rental income

Tags

• TWO SEPARATE TINY HOMES
• LOW MAINTENANCE LIVING
• STEADY RENTAL INCOME
• TENANT OCCUPIED
• IMMEDIATE CASH FLOW
• CONVENIENT IN TOWN LOCATION

What this means for you Summary

Snapshot

• This is a condo listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate -2.0% vs local median 2.9% in Monticello — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#72 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime D-, amenities F.
• Monticello School District (town): math 30% / reading 29% proficiency, ranked #161 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 114 active listings in the ZIP; 16 units permitted in Drew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Drew County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $70,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

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: -87.0%
• Equity multiple: -1.15×
• Total profit: $-48,176
• Equity at exit: $11,928

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-87,292
• Equity at exit: $6,917

Cash invested: $22,400 (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 71655

• Home prices YoY: -10.8%
• Active inventory: 114

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-553

Break-even live

Break-even rent $700

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-498	-5% $-525	+0% $-553	+5% $-581	+10% $-608
Rent	-10% $-553	-5% $-553	+0% $-553	+5% $-553	+10% $-553
Rate	-1.0pp $-513	-0.5pp $-533	base $-553	+0.5pp $-574	+1.0pp $-595

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 217 DOM
2. 2026-06-18
   days on market $80,000 Active 216 DOM
3. 2026-06-17
   days on market $80,000 Active 215 DOM
4. 2026-06-16
   days on market $80,000 Active 214 DOM
5. 2026-06-15
   days on market $80,000 Active 213 DOM
6. 2026-06-14
   days on market $80,000 Active 211 DOM
7. 2026-06-12
   days on market $80,000 Active 210 DOM
8. 2026-06-09
   days on market $80,000 Active 207 DOM
9. 2026-06-08
   days on market $80,000 Active 206 DOM
10. 2026-06-07
    days on market $80,000 Active 205 DOM
11. 2026-06-07
    days on market $80,000 Active 204 DOM
12. 2026-06-04
    days on market $80,000 Active 201 DOM
13. 2026-06-02
    days on market $80,000 Active 200 DOM
14. 2026-06-01
    days on market $80,000 Active 199 DOM
15. 2026-05-31
    days on market $80,000 Active 198 DOM
16. 2026-05-31
    days on market $80,000 Active 197 DOM
17. 2026-04-29
    price $80,000 321-char remark

    Show marketing remark (321 chars)

    Great investment opportunity in the heart of town! This property includes two separate 1BR/1BA tiny homes, each designed for low-maintenance living and steady rental income. Both units are currently tenant-occupied, providing immediate cash flow. Convenient in-town location and an easy, hands-off setup for any investor.

18. 2025-11-14
    listed $105,000 Active 321-char remark

    Show marketing remark (321 chars)

    Great investment opportunity in the heart of town! This property includes two separate 1BR/1BA tiny homes, each designed for low-maintenance living and steady rental income. Both units are currently tenant-occupied, providing immediate cash flow. Convenient in-town location and an easy, hands-off setup for any investor.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $0
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$2,327
• Taxable loss: −$8,409
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $-4,616/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its curb appeal and functionality, increasing its rental and resale value.

Repairs flagged

• Major Exterior siding — Exposed metal siding
• Major Windows — Old, possibly single-pane windows
• Major HVAC units — Older units, possibly inefficient
• Major Exterior vegetation — Overgrown vegetation

Value-add opportunities

• Both Landscaping and curb appeal — Improved appearance attracts more tenants
• Rental HVAC units — Efficient units reduce utility costs
• Resale Exterior siding and windows — Modernized exterior enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed metal siding	Major	$15,000–50,000
Windows · Old, possibly single-pane windows	Major	$15,000–50,000
HVAC units · Older units, possibly inefficient	Major	$15,000–50,000
Exterior vegetation · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improved appearance attracts more tenants ↑
• Rental HVAC units — Efficient units reduce utility costs ↑
• Resale Exterior siding and windows — Modernized exterior enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monticello School District
• NCES district ID: 0509840
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 29% ▼ -12.00%
• Median HH income: $33,146
• Composite: 24.19/100
• National rank: #7732
• State rank: #161 of 238 in AR

Livability — Monticello

• Score: 69/100
• State rank: #72
• US rank: #8686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, AR
• Population (ZIP): 13,892

Population outlook (Drew County) Hauer SSP2

• Today (2025): 18,483 people
• By 2030: 18,278 · -1.1%
• By 2040: 17,712 · -4.2%
• By 2050: 17,015 · -7.9%
• By 2075: 15,815 · -14.4%
• By 2100: 14,335 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 28% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Drew

• 2024 margin: Solid R (+33.8) · D 32.2% · R 66.0% · Other 1.8%
• 2008→2024 swing: -14.7pp toward R · 2008: -19.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+27.8 2016: R+24.5 2012: R+18.9 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.27%
• Current HPI: 218.1414
• 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

-23.8% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $80,000 HSBOR
• 2025-11-14 Listed $105,000 HSBOR