635 Hill Ave · Decatur, AR 72722

$86,900

4 bd · 1.5 ba · 1,338 sqft · SingleFamily public records · 29 Days on market

7,840 sqft lot ↓ 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Investor special with strong potential in growing Decatur! This 3-bedroom, 2-bath home offers 1,338 sqft of living space and was built in 1984. Property will need cosmetic updates including paint, flooring repairs/replacement, and drywall repair for holes in some walls. Great opportunity for investors, flippers, or buyers looking to add value and customize the home to their liking. Conveniently located near local amenities, schools, and main road access. Being sold as-is.

Key facts

• Main road access
• Local amenities
• Cosmetic updates

Tags

• COSMETIC UPDATES
• LOCAL AMENITIES
• MAIN ROAD ACCESS

Property features AI

Finance

• Other: Tax information available
• Financial info: Financial details not provided
• HOA & community: Monthly association fee

Exterior

• Parking: No driveway; 1 covered parking space
• Security: No security features listed
• Utilities: Electricity available; Natural gas available; Public water; Sewer available
• Home design: Single-story; 25 years or older
• Construction: Frame construction; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Subdivision lot; Public road frontage

Interior

• Kitchen: Electric oven; Gas water heater
• Bedrooms: Bedroom details not provided
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: No additional interior features listed
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#379 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Decatur School District (rural): math 26% / reading 30% proficiency, ranked #163 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,596 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.65% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.61%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $231,474
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
776 Midway Ave	0.11mi	4/2.0	1,275 (-5%)	6mo	$130,000	$102	80
291 7th St	0.04mi	3/1.5 (-1)	1,440 (+8%)	3mo	$226,000	$157	78
628 Buckner Ave	0.03mi	3/1.0 (-1)	1,148 (-14%)	1mo	$234,900	$205	67
366 Spring Ave	0.20mi	3/1.5 (-1)	1,476 (+10%)	3mo	$150,200	$102	66
311 Charley St	0.50mi	3/1.0 (-1)	1,262 (-6%)	2mo	$225,000	$178	59
1401 Timberline Ave	0.55mi	3/2.0 (-1)	1,420 (+6%)	6mo	$259,900	$183	52
1462 Crestview Ave	0.55mi	3/2.0 (-1)	1,206 (-10%)	6mo	$237,000	$197	45
1652 Crestview Ave	0.69mi	4/2.0	1,420 (+6%)	13mo	$227,500	$160	45
725 Timberline St	0.51mi	3/2.0 (-1)	1,468 (+10%)	11mo	$300,000	$204	44
1658 Stadium Ave	0.64mi	3/1.5 (-1)	1,463 (+9%)	8mo	$205,000	$140	43
612 Meadow Brook Ct	0.74mi	3/2.0 (-1)	1,217 (-9%)	6mo	$210,000	$173	38
608 Meadowbrook Ct	0.74mi	3/2.0 (-1)	1,217 (-9%)	21mo	$197,000	$162	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.52×
• Total profit: $85,544
• Equity at exit: $78,286

10-year hold

• IRR: 40.6%
• Equity multiple: 10.12×
• Total profit: $221,800
• Equity at exit: $168,828

Cash invested: $24,332 (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 72722

• Home prices YoY: 15.4%
• Active inventory: 39
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$456
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $600

Break-even live

Break-even rent $671

Max offer price $86,900

Occupancy floor 53%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Pool St Apt C Decatur, AR	3.0	2.0	1000	$1,050	$1.05	43d	1	0.45mi
426 Blue Springs St Decatur, AR	3.0	2.5	1250	$1,250	$1.00	43d	1	0.77mi
220 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	13d	1	1.15mi
300 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	13d	1	1.15mi
308 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	13d	1	1.16mi
221 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	13d	1	1.18mi
301 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	13d	1	1.18mi
304 Honeybee Ave Decatur, AR	4.0	2.0	1505	$1,750	$1.16	13d	1	1.20mi
401 Honeybee Ave Decatur, AR	3.0	2.0	1200	$1,600	$1.33	21d	1	1.24mi
401 Foliage St Decatur, AR	3.0	2.0	1166	$1,600	$1.37	43d	1	1.33mi
1202 Nedra Dr Unit A Decatur, AR	3.0	2.5	1216	$1,250	$1.03	13d	1	1.49mi
1204 Nedra Dr #1 Decatur, AR	3.0	2.5	1216	$1,195	$0.98	13d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $86,900 Active 29 DOM
2. 2026-06-17
   days on market $86,900 Active 28 DOM
3. 2026-06-16
   days on market $86,900 Active 27 DOM
4. 2026-06-15
   days on market $86,900 Active 26 DOM
5. 2026-06-14
   days on market $86,900 Active 24 DOM
6. 2026-06-13
   days on market $86,900 Active 23 DOM
7. 2026-06-10
   days on market $86,900 Active 21 DOM
8. 2026-06-09
   days on market $86,900 Active 20 DOM
9. 2026-06-08
   days on market $86,900 Active 19 DOM
10. 2026-06-07
    days on market $86,900 Active 18 DOM
11. 2026-06-05
    days on market $86,900 Active 15 DOM
12. 2026-06-03
    days on market $86,900 Active 14 DOM
13. 2026-06-02
    days on market $86,900 Active 13 DOM
14. 2026-06-01
    days on market $86,900 Active 12 DOM
15. 2026-05-31
    days on market $86,900 Active 11 DOM
16. 2026-05-31
    days on market $86,900 Active 10 DOM
17. 2026-05-21
    price $89,900
18. 2026-05-20
    listed $119,900 Active

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $556 · $46/mo
• Expected delta: +$98/yr (+$8/mo · 21.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,171
• − Mortgage interest: −$4,868
• − Property taxes: −$458
• − Insurance: −$434
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,528
• Taxable income: $6,136
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $5,732/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: Decatur School District
• NCES district ID: 0504980
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $41,201
• Composite: 23.69/100
• National rank: #7833
• State rank: #163 of 238 in AR

Livability — Decatur

• Score: 56/100
• State rank: #379
• US rank: #22548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, AR
• City population: 2,920
• Population (ZIP): 2,920

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 56% Two or more races 29% Hispanic / Latino 14% Asian 5% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 3% French/Haitian/Cajun 2%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.29%
• Current HPI: 428.7914
• 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

-25.0% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $89,900 NWARMLS
• 2026-05-20 Listed $119,900 NWARMLS

Property tax history

+6.0%/yr

Latest (2025): $458 · +0.0% YoY. Source: county tax records.