533 Main St

Pleasant Plains, AR 72568

$69,900B+

2 bd · 1.5 ba · 1,539 sqft · Built 1969 · SingleFamily · Under Contract · 13 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,090/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$116
• HOA: −$0
• Vac / Maint / Mgmt: −$229
• Net cashflow: $378/mo
• Annual: $4,540/yr
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• 1% rule: 1.56%
• Cash to close: $19,572

Investor read

• This is a 2-bed/1.5-bath single-family listed at $70k.
• 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).
• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $6k of equity ($483 loan paydown + $5k appreciation (7.8% local appreciation)).
• 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Midland Elementary School (math 22% / reading 27%, grade F, #347 of 454 statewide, top 79%, 277 students, 68% FRL); Midland High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 234 students, 58% FRL).
• Market conditions: 18 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).
• 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.
• 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.
• 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.

Questions for listing agent

• Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.