509 Edgewood · Hope, AR 71801

$66,341

2 bd · 1.0 ba · 1,395 sqft · SingleFamily

Built 1945 Est $114k · 42% under ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

Key facts

• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).

Location & tenants

• Location reads 64/100 on livability (#161 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, crime F.
• Hope School District (town): math 13% / reading 21% proficiency, ranked #221 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $459 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hempstead County population projected at -21% 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,341

Questions for the listing agent

1. Built in 1945 — 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 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?
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. 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: 1.63% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.50%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $114,390
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 E 6th St	0.06mi	3/2.0 (+1)	1,430 (+2%)	14mo	$142,000	$99	72
506 Rosston Rd	0.60mi	3/1.5 (+1)	1,425 (+2%)	1mo	$80,000	$56	60
1300 James St	0.61mi	3/2.0 (+1)	1,506 (+8%)	8mo	$123,000	$82	43
613 S Walnut St	0.41mi	3/1.5 (+1)	1,216 (-13%)	15mo	$17,500	$14	40

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $14,410
• Equity at exit: $9,892

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $44,992
• Equity at exit: $5,736

Cash invested: $18,575 (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 71801

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$348
• Tax est. 1.5%: −$83 /mo · $995/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $395

Break-even live

Break-even rent $580

Max offer price $66,341

Occupancy floor 58%

Sensitivity live

Price	-10% $441	-5% $418	+0% $395	+5% $372	+10% $349
Rent	-10% $309	-5% $352	+0% $395	+5% $437	+10% $480
Rate	-1.0pp $428	-0.5pp $412	base $395	+0.5pp $378	+1.0pp $360

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: $16,585
• Closing costs: $1,990
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2023-08-09
   historical 78-char remark

   Show marketing remark (78 chars)

   Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

2. 2023-08-08
   soldstatus Closed 78-char remark

   Show marketing remark (78 chars)

   Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

3. 2023-07-04
   historical
4. 2023-06-10
   price $64,000 78-char remark

   Show marketing remark (78 chars)

   Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

5. 2023-06-10
   status Pending 78-char remark

   Show marketing remark (78 chars)

   Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

6. 2023-06-10
   price $65,000 78-char remark

   Show marketing remark (78 chars)

   Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

7. 2023-05-17
   listed $66,341
8. 2023-05-12
   listed $66,341 Active 78-char remark

   Show marketing remark (78 chars)

   Unique L shaped cedar sided home for sale. Fireplace in Bedroom/Den. Must SEE.

ⓘ 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 ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $12,961
• − Mortgage interest: −$3,716
• − Property taxes: −$995
• − Insurance: −$332
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,930
• Taxable income: $3,914
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $3,798/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: Hope School District
• NCES district ID: 0507840
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $32,285
• Composite: 13.71/100
• National rank: #9495
• State rank: #221 of 238 in AR

Livability — Hope

• Score: 64/100
• State rank: #161
• US rank: #13723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope, AR
• Population (ZIP): 14,907

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 31% Hispanic / Latino 18% Two or more races 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.22%
• Current HPI: 136.8593
• 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

-3.5% since first listed

8 events — show timeline

• 2023-08-09 Delisted — TBOR
• 2023-08-08 Sold (MLS) — TBOR
• 2023-07-04 Listing Removed — CARMLS
• 2023-06-10 Price Changed $64,000 TBOR
• 2023-06-10 Pending — TBOR
• 2023-06-10 Price Changed $65,000 TBOR
• 2023-05-17 Listed $66,341 CARMLS
• 2023-05-12 Listed $66,341 TBOR