1526 Hwy 65 N · Clinton, AR 72039

$220,000

6 bd · 3.0 ba · 5,000 sqft · Other public records · 70 Days on market

Built 2005 Fair condition 1.00 ac lot ↓ 20% since listing

---

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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Investment Opportunity in Twin Groves Arkansas. This 5,000 sqft triplex is currently fully rented and being sold due to owner retiring. Billboard is not Included. Agents see remarks.

Key facts

• 1 acre lot
• Built 2005
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $58 ($695/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 $197k (10.6% below list).
• Recommended offer: $197k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Clinton — 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 74/100 on livability (#15 in AR, #4,397 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Clinton School District (rural): math 46% / reading 45% proficiency, ranked #41 of 238 in AR (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Van Buren County population projected at -27% 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 $62k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $196,721 (10.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.3

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: 8.6%
• Equity multiple: 1.49×
• Total profit: $30,207
• Equity at exit: $98,922

10-year hold

• IRR: 11.1%
• Equity multiple: 2.66×
• Total profit: $102,417
• Equity at exit: $152,450

Cash invested: $61,600 (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 72039

• Active inventory: 16
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $58

Break-even live

Break-even rent $1,894

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $182	-5% $120	+0% $58	+5% $-4	+10% $-67
Rent	-10% $-97	-5% $-20	+0% $58	+5% $136	+10% $213
Rate	-1.0pp $169	-0.5pp $114	base $58	+0.5pp $1	+1.0pp $-57

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $220,000 Active 70 DOM
2. 2026-06-18
   days on market $220,000 Active 69 DOM
3. 2026-06-17
   days on market $220,000 Active 68 DOM
4. 2026-06-16
   days on market $220,000 Active 67 DOM
5. 2026-06-15
   days on market $220,000 Active 66 DOM
6. 2026-06-14
   days on market $220,000 Active 64 DOM
7. 2026-06-12
   days on market $220,000 Active 63 DOM
8. 2026-06-09
   days on market $220,000 Active 60 DOM
9. 2026-06-08
   days on market $220,000 Active 59 DOM
10. 2026-06-07
    days on market $220,000 Active 58 DOM
11. 2026-06-07
    days on market $220,000 Active 57 DOM
12. 2026-06-04
    days on market $220,000 Active 54 DOM
13. 2026-06-02
    days on market $220,000 Active 53 DOM
14. 2026-06-01
    days on market $220,000 Active 52 DOM
15. 2026-05-31
    days on market $220,000 Active 51 DOM
16. 2026-05-31
    days on market $220,000 Active 50 DOM
17. 2026-04-29
    price $220,000 182-char remark

    Show marketing remark (182 chars)

    Investment Opportunity in Twin Groves Arkansas. This 5,000 sqft triplex is currently fully rented and being sold due to owner retiring. Billboard is not Included. Agents see remarks.

18. 2026-04-10
    listed $250,000 New Listing 182-char remark

    Show marketing remark (182 chars)

    Investment Opportunity in Twin Groves Arkansas. This 5,000 sqft triplex is currently fully rented and being sold due to owner retiring. Billboard is not Included. Agents see remarks.

19. 2026-01-01
    historical
20. 2025-06-04
    price $264,900
21. 2025-02-28
    listed $275,000 New Listing

ⓘ 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: $3,009 · $251/mo
• Projected year-2 tax: $3,009 · $251/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,607
• − Mortgage interest: −$12,323
• − Property taxes: −$3,009
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$6,400
• Taxable loss: −$3,003
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $1,416/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 · 12 photos

Fair 45/100 Moderate rehab

This 5,000 sqft triplex requires moderate renovations to improve its curb appeal and interior aesthetics, enhancing both resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Minor Bathroom fixtures — Functional but outdated design.
• Moderate Exterior siding — Weathered appearance.
• Major Landscaping — Sparse and unkempt, detracts from curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace worn carpet — New carpet improves comfort and adds value.
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value.
• Both Replace dated kitchen cabinets — Modern cabinets improve functionality and aesthetics, attracting buyers.
• Both Replace dated bathroom fixtures — Upgraded fixtures enhance functionality and appeal to potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom fixtures · Functional but outdated design.	Minor	$500–3,000
Exterior siding · Weathered appearance.	Moderate	$3,000–15,000
Landscaping · Sparse and unkempt, detracts from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn carpet — New carpet improves comfort and adds value. ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value. ↑
• Both Replace dated kitchen cabinets — Modern cabinets improve functionality and aesthetics, attracting buyers. ↑
• Both Replace dated bathroom fixtures — Upgraded fixtures enhance functionality and appeal to potential buyers/renters. ↑

ⓘ 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: Clinton School District
• NCES district ID: 0504410
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $32,018
• Composite: 37.34/100
• National rank: #4438
• State rank: #41 of 238 in AR

Livability — Clinton

• Score: 74/100
• State rank: #15
• US rank: #4397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, AR
• Population (ZIP): 1,977

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 15,459 people
• By 2030: 14,645 · -5.3%
• By 2040: 12,918 · -16.4%
• By 2050: 11,263 · -27.1%
• By 2075: 7,870 · -49.1%
• By 2100: 4,918 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 7%
• Common ancestry: Slovak 3% Italian 1% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Van Buren

• 2024 margin: Solid R (+60.2) · D 18.9% · R 79.0% · Other 2.1%
• 2008→2024 swing: -28.5pp toward R · 2008: -31.7pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+53.9 2012: R+39.5 2008: R+31.7

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

-20.0% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $220,000 CARMLS
• 2026-04-10 Listed $250,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-06-04 Price Changed $264,900 CARMLS
• 2025-02-28 Listed $275,000 CARMLS

Property tax history

+7.4%/yr

Latest (2025): $3,009 · +8.8% YoY. Source: county tax records.