1088 Ridgeview Rd · Camden, AR 71701

$169,900

4 bd · 3.0 ba · 2,490 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.70 ac lot Est $254k · 33% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can have space for a growing family in this spacious 4BR/3BA brick home. Two family rooms both with a fireplace. The upper level family room has a wall of windows on the front, vaulted ceilings and a sliding patio door leading to the deck. A large kitchen with tons of cabinet space and dining area with access to the rear deck. Master bedroom with walk in closet and it's own office area, exercise room, craft room, etc. Double vanities in the master bathroom also doubles as the hall bath on the main floor. Downstairs you have another family room with fireplace and access to the backyard. Three more bedrooms and 2 full baths. All bedroom's are good size w/ good closets. One BR has a built-in chest of drawers and another one has built in desk. Spacious laundry room that houses the CH/A units and hot water heater. Call Jessica [phone] or Ramona [phone] for your appointment. Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

Key facts

• 0.7 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $141k (16.9% below list).
• Recommended offer: $141k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — 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: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.
• Current owner paid $121k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,240 (16.9% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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: 0.83% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $253,980
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1073 Westwood Rd	0.09mi	4/3.0	2,193 (-12%)	7mo	$174,000	$79	70
925 Woodcrest Rd	0.22mi	4/2.0	2,162 (-13%)	3mo	$107,500	$50	61
954 Ridgeview	0.23mi	3/2.0 (-1)	2,729 (+10%)	6mo	$295,000	$108	60
933 Ridgeview Rd	0.27mi	3/2.0 (-1)	2,282 (-8%)	17mo	$232,900	$102	50

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-21,663
• Equity at exit: $25,333

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-11,508
• Equity at exit: $14,690

Cash invested: $47,572 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $93

Break-even live

Break-even rent $1,294

Max offer price $169,900

Occupancy floor 88%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-25
   status Under Contract
2. 2026-03-25
   listed $169,900 New Listing
3. 2020-06-08
   soldstatus $121,000
4. 2020-06-04
   soldstatus $121,000 1040-char remark

   Show marketing remark (1040 chars)

   You can have space for a growing family in this spacious 4BR/3BA brick home. Two family rooms both with a fireplace. The upper level family room has a wall of windows on the front, vaulted ceilings and a sliding patio door leading to the deck. A large kitchen with tons of cabinet space and dining area with access to the rear deck. Master bedroom with walk in closet and it's own office area, exercise room, craft room, etc. Double vanities in the master bathroom also doubles as the hall bath on the main floor. Downstairs you have another family room with fireplace and access to the backyard. Three more bedrooms and 2 full baths. All bedroom's are good size w/ good closets. One BR has a built-in chest of drawers and another one has built in desk. Spacious laundry room that houses the CH/A units and hot water heater. Call Jessica [phone] or Ramona [phone] for your appointment. Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

5. 2020-04-20
   listed $115,000 1040-char remark

   Show marketing remark (1040 chars)

   You can have space for a growing family in this spacious 4BR/3BA brick home. Two family rooms both with a fireplace. The upper level family room has a wall of windows on the front, vaulted ceilings and a sliding patio door leading to the deck. A large kitchen with tons of cabinet space and dining area with access to the rear deck. Master bedroom with walk in closet and it's own office area, exercise room, craft room, etc. Double vanities in the master bathroom also doubles as the hall bath on the main floor. Downstairs you have another family room with fireplace and access to the backyard. Three more bedrooms and 2 full baths. All bedroom's are good size w/ good closets. One BR has a built-in chest of drawers and another one has built in desk. Spacious laundry room that houses the CH/A units and hot water heater. Call Jessica [phone] or Ramona [phone] for your appointment. Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

6. 2019-10-07
   historical
7. 2019-03-11
   listed $129,900
8. 2004-09-23
   soldstatus $90,000

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$358/yr (+$30/mo · 49.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,949
• − Mortgage interest: −$9,517
• − Property taxes: −$729
• − Insurance: −$850
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,943
• Taxable loss: −$1,801
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,551/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+88.8% since first listed

8 events — show timeline

• 2026-03-25 Pending — CARMLS
• 2026-03-25 Listed $169,900 CARMLS
• 2020-06-08 Sold (Public Records) $121,000 Public Records
• 2020-06-04 Sold (MLS) $121,000 CARMLS
• 2020-04-20 Listed $115,000 CARMLS
• 2019-10-07 Listing Removed — CARMLS
• 2019-03-11 Listed $129,900 CARMLS
• 2004-09-23 Sold (Public Records) $90,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $729 · -4.8% YoY. Source: county tax records.