236 Crest · Rector, AR 72461

$144,900

3 bd · 1.0 ba · 1,714 sqft · SingleFamily public records · 17 Days on market

Built 1980 0.54 ac lot Est $123k · 17% over

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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).

• Cash flow +12.3/30.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for space, updates, and value all in one package? Welcome to 236 Crest in Rector! Newly remodeled in 2025, this charming 3 bedroom, 1 bath home offers 1,714 square feet of living space with room to spread out. The oversized bonus/great room provides endless possibilities for entertaining, a game room, or a living area, while the front room can serve as a dining room or additional family room. Original hardwood floors add character and warmth throughout the home. Major updates include a new roof in 2025, giving buyers added peace of mind. Outside, you'll find an additional lot included with the property along with a storage building. Even better, this home may qualify for a zero money down loan program for eligible buyers. Don't miss your chance to own a beautifully updated home with extra space both inside and out! * Some images have been virtually staged to illustrate the property's potential. *

Key facts

• Storage building
• Oversized bonus room
• Additional lot

Tags

• OVERSIZED BONUS ROOM
• ORIGINAL HARDWOOD FLOORS
• NEW ROOF
• ADDITIONAL LOT
• STORAGE BUILDING
• DETACHED

Property features AI

Finance

• Other: Approx. lot dimensions: 100x140 and 106x153x54x76x101; Approx. acreage: 0.54 acres; Square footage source: tax records
• Financial info: Financing options include VA, FHA, Conventional, Rural Development, cash, and in-house financing

Exterior

• Parking: Parking pads accommodating 4+ cars
• Utilities: Public sewer; Public water; Municipal electric service (plus Entergy); Natural gas
• Home design: Brick and frame exterior
• Construction: Architectural shingle roof; Slab and crawlspace combination foundation
• Exterior features: Outside storage area; Level, cleared lot in a subdivision; Located inside city limits; Paved road access

Interior

• Kitchen: Gas range; Refrigerator stays
• Flooring: Wood flooring; Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Wood-burning site-built fireplace; Additional fireplace details in remarks
• Laundry & utility: Washer connection; Electric dryer connection; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-26 ($-317/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (22.2% below list).
• Recommended offer: $113k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#120 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rector Elementary School (math 42% / reading 22%, grade F, #278 of 454 statewide, top 64%, 368 students, 75% FRL); Rector High School (math 27% / reading 32%, grade F, #142 of 292 statewide, top 53%, 248 students, 65% FRL) — zoned schools average 70% FRL vs 48% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Clay County population projected at -24% 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,699 (22.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $123,408
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Crest Dr	0.00mi	3/1.0	1,714 (0%)	12mo	$129,500	$76	90
215 Crest Dr	0.06mi	3/1.0	1,622 (-5%)	22mo	$30,000	$18	70
214 N Ballard	0.40mi	3/1.5	1,562 (-9%)	1mo	$120,000	$77	63
115 N Ballard St	0.48mi	3/1.5	1,846 (+8%)	7mo	$9,284	$5	57
207 S Main St	0.52mi	3/2.0	1,616 (-6%)	9mo	$116,000	$72	55
106 S Fordyce St	0.40mi	2/2.0 (-1)	1,686 (-2%)	21mo	$79,900	$47	53
118 W 5th	0.66mi	3/2.0	1,516 (-12%)	1mo	$140,000	$92	45
211 Mcnabb	0.64mi	3/1.0	1,568 (-8%)	21mo	$100,000	$64	38
317 S Plain St	0.59mi	2/1.5 (-1)	1,488 (-13%)	12mo	$112,900	$76	33

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: 6.8%
• Equity multiple: 1.39×
• Total profit: $15,735
• Equity at exit: $65,153

10-year hold

• IRR: 9.6%
• Equity multiple: 2.44×
• Total profit: $58,352
• Equity at exit: $100,409

Cash invested: $40,572 (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 72461

• Active inventory: 38
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-26

Break-even live

Break-even rent $1,160

Max offer price $140,226

Occupancy floor 97%

Sensitivity live

Price	-10% $56	-5% $15	+0% $-26	+5% $-67	+10% $-108
Rent	-10% $-115	-5% $-71	+0% $-26	+5% $18	+10% $63
Rate	-1.0pp $47	-0.5pp $10	base $-26	+0.5pp $-64	+1.0pp $-102

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $144,900 Active 17 DOM
2. 2026-06-21
   days on market $144,900 Active 16 DOM
3. 2026-06-19
   days on market $144,900 Active 14 DOM
4. 2026-06-18
   days on market $144,900 Active 13 DOM
5. 2026-06-17
   days on market $144,900 Active 12 DOM
6. 2026-06-16
   days on market $144,900 Active 11 DOM
7. 2026-06-15
   days on market $144,900 Active 10 DOM
8. 2026-06-14
   days on market $144,900 Active 8 DOM
9. 2026-06-12
   statusdays on market $144,900 Active 7 DOM
10. 2026-06-09
    days on market $144,900 New Listing 4 DOM
11. 2026-06-08
    days on market $144,900 New Listing 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $144,900 New Listing 2 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: $1,158 · $97/mo
• Projected year-2 tax: $1,158 · $97/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,524
• − Mortgage interest: −$8,117
• − Property taxes: −$1,158
• − Insurance: −$724
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,215
• Taxable loss: −$2,855
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $368/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Rector

• Score: 66/100
• State rank: #120
• US rank: #11481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rector, AR
• Population (ZIP): 3,684

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5%
• Common ancestry: Portuguese 3% Scotch-Irish 1% Slovak 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

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

+3.6% since first listed

21 events — show timeline

• 2026-06-05 Listed $144,900 CARMLS
• 2026-06-05 Listed $144,900 NEABOR MLS
• 2025-06-27 Sold (Public Records) $129,500 Public Records
• 2025-06-27 Sold (MLS) $129,500 NEABOR MLS
• 2025-06-27 Sold (MLS) $129,500 CARMLS
• 2025-06-12 Delisted — NEABOR MLS
• 2025-06-12 Pending — CARMLS
• 2025-04-29 Price Changed $134,900 CARMLS
• 2025-04-29 Price Changed $134,900 NEABOR MLS
• 2025-04-10 Price Changed $137,500 CARMLS
• 2025-04-10 Price Changed $137,500 NEABOR MLS
• 2025-03-07 Listed $139,900 NEABOR MLS
• 2025-03-07 Listed $139,900 CARMLS
• 2024-11-13 Sold (MLS) $70,000 CARMLS
• 2024-11-13 Sold (MLS) $70,000 NEABOR MLS
• 2024-11-03 Sold (Public Records) $70,000 Public Records
• 2024-10-12 Listed $70,000 CARMLS
• 2024-10-12 Listed $70,000 NEABOR MLS
• 2024-09-25 Listing Removed — CARMLS
• 2024-08-23 Price Changed $130,000 CARMLS
• 2024-07-17 Listed $139,900 CARMLS

Property tax history

+27.1%/yr

Latest (2025): $1,158 · +567.9% YoY. Source: county tax records.