533 Main St · Pleasant Plains, AR 72568

$69,900

2 bd · 1.5 ba · 1,539 sqft · SingleFamily public records · 13 Days on market

Built 1969 0.63 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

Key facts

• Half bath
• Attached carport
• Large closet

Tags

• BACKYARD DECK
• LAUNDRY ROOM
• HALF BATH
• UTILITY AREA
• LARGE CLOSET
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Detached carport; Parking for 4+ cars; Side entry and rear entry parking; Other parking (see remarks)
• Utilities: Public water; Electric service (municipal/Entergy)
• Home design: Single-family property; Approx. 1,299 total living area (appraisal source)
• Construction: Composition roof; Crawl space foundation
• Exterior features: Brick exterior; Patio; Deck; Porch; Outside storage area; Storm cellar; Level lot; Paved road access

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator stays
• Flooring: Vinyl flooring; Tile flooring; Other flooring (see remarks)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Vinyl and tile flooring with other floor types noted; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 60/100 on livability (#259 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Midland School District (rural): math 19% / reading 28% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($483 loan paydown + $5k appreciation (7.8% local appreciation)).
• At projected returns (7.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1969 — 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. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.65×
• Total profit: $51,821
• Equity at exit: $51,947

10-year hold

• IRR: 34.0%
• Equity multiple: 7.77×
• Total profit: $132,460
• Equity at exit: $102,030

Cash invested: $19,572 (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 72568

• Home prices YoY: 3.2%
• Active inventory: 18
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $378

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $427	-5% $403	+0% $378	+5% $354	+10% $330
Rent	-10% $292	-5% $335	+0% $378	+5% $421	+10% $465
Rate	-1.0pp $414	-0.5pp $396	base $378	+0.5pp $360	+1.0pp $342

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   status $69,900 Under Contract 13 DOM
2. 2026-06-12
   statusdays on market $69,900 Pending (FC, SS, REO) 13 DOM
3. 2026-06-09
   days on market $69,900 Active 12 DOM
4. 2026-06-08
   days on market $69,900 Active 11 DOM
5. 2026-06-07
   days on market $69,900 Active 10 DOM
6. 2026-06-05
   statusdays on market $69,900 Active 8 DOM
7. 2026-06-03
   days on market $69,900 New Listing 6 DOM
8. 2026-06-02
   days on market $69,900 New Listing 5 DOM
9. 2026-06-01
   days on market $69,900 New Listing 4 DOM
10. 2026-05-31
    days on market $69,900 New Listing 3 DOM
11. 2026-05-30
    days on market $69,900 New Listing 2 DOM
12. 2026-05-26
    listed $69,900 New Listing
13. 2022-07-08
    soldstatus $109,900

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

14. 2022-07-08
    soldstatus $109,900 Sold 350-char remark

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

15. 2022-07-08
    soldstatus $109,900

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

16. 2022-06-10
    status Under Contract 350-char remark

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

17. 2022-05-06
    status Back on Market 350-char remark

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

18. 2022-04-30
    status Under Contract 350-char remark

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

19. 2022-02-02
    price $109,900 350-char remark

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

20. 2022-02-01
    listed $109,900
21. 2022-01-28
    listed $109,000 New Listing 350-char remark

    Show marketing remark (350 chars)

    2 bed/ 1-½ bath home in Pleasant Plains, Central H & A plus 2 Infrared heaters, large utility room/could be 3rd bed, eat-in kitchen, refrigerator, gas range, walk in shower in master bath, carpet & tile, 2-carports, 1 car garage, covered patio, storage building, dog pen, storm shelter No price change correction to actual list price

22. 1981-11-20
    soldstatus $35,000

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,085
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,033
• Taxable income: $3,644
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $3,666/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: Midland School District
• NCES district ID: 0500020
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,543
• Composite: 19.69/100
• National rank: #8726
• State rank: #191 of 238 in AR

Livability — Pleasant Plains

• Score: 60/100
• State rank: #259
• US rank: #18735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Plains, AR
• Population (ZIP): 1,741

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.76%
• Current HPI: 248.8508
• 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

+99.7% since first listed

11 events — show timeline

• 2026-05-26 Listed $69,900 CARMLS
• 2022-07-08 Sold (Public Records) $109,900 Public Records
• 2022-07-08 Sold (MLS) $109,900 CARMLS
• 2022-07-08 Sold (MLS) $109,900 NEABOR MLS
• 2022-06-10 Pending — CARMLS
• 2022-05-06 Relisted — CARMLS
• 2022-04-30 Pending — CARMLS
• 2022-02-02 Price Changed $109,900 CARMLS
• 2022-02-01 Listed $109,900 NEABOR MLS
• 2022-01-28 Listed $109,000 CARMLS
• 1981-11-20 Sold (Public Records) $35,000 Public Records

Property tax history

-9.2%/yr

Latest (2025): $114 · -15.3% YoY. Source: county tax records.