1436 Mimosa St · North Crossett, AR 71635

$64,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 405 Days on market

Built 1952 1.14 ac lot $76/sqft · 487% above area ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great investment? This property has two homes on it. One is an older 840 sq ft house with 3 bedrooms and 1 bathroom. Newer walk-in shower. Laundry room is located under to carport and also has a covered patio. The ac/heat wall unit is about a year old. All appliances will convey. Both properties sit on 1.14 acres (corner lot) which includes a large shop with electricity. Second home has 480 sq ft (physical address is 405 W Pierce). Kitchen/living room and one bedroom and one bathroom. The bathroom needs some TLC. Roof and plumbing work need to be done. Appliances will also convey with the smaller home. Properties are being sold together and will be sold "AS IS".

Key facts

• Laundry room
• Covered patio
• Large shop

Tags

• COVERED PATIO
• LARGE SHOP
• CORNER LOT
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#239 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: employment D, health & safety D, amenities F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossett Elementary School (math 35% / reading 20%, grade F, #328 of 454 statewide, top 73%, 733 students, 68% FRL); Crossett Middle School (math 15% / reading 18%, grade F, #183 of 201 statewide, top 91%, 466 students, 62% FRL); Crossett High School (math 15% / reading 28%, grade F, #225 of 292 statewide, top 78%, 455 students, 56% FRL).
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashley County population projected at -30% 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.38% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $10,898
• List price: $64,000
• Delta: 487.27%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $5,968
• Equity at exit: $9,543

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $26,274
• Equity at exit: $5,534

Cash invested: $17,920 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $256

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 66%

Sensitivity live

Price	-10% $301	-5% $278	+0% $256	+5% $234	+10% $212
Rent	-10% $186	-5% $221	+0% $256	+5% $291	+10% $326
Rate	-1.0pp $289	-0.5pp $273	base $256	+0.5pp $240	+1.0pp $223

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $64,000 Active 405 DOM
2. 2026-06-19
   days on market $64,000 Active 403 DOM
3. 2026-06-18
   days on market $64,000 Active 402 DOM
4. 2026-06-17
   days on market $64,000 Active 401 DOM
5. 2026-06-16
   days on market $64,000 Active 400 DOM
6. 2026-06-15
   days on market $64,000 Active 399 DOM
7. 2026-06-14
   days on market $64,000 Active 397 DOM
8. 2026-06-12
   days on market $64,000 Active 396 DOM
9. 2026-06-09
   days on market $64,000 Active 393 DOM
10. 2026-06-08
    days on market $64,000 Active 392 DOM
11. 2026-06-07
    days on market $64,000 Active 391 DOM
12. 2026-06-05
    days on market $64,000 Active 389 DOM
13. 2026-06-04
    days on market $64,000 Active 387 DOM
14. 2026-06-02
    days on market $64,000 Active 386 DOM
15. 2026-06-01
    days on market $64,000 Active 385 DOM
16. 2026-05-31
    days on market $64,000 Active 384 DOM
17. 2026-05-31
    days on market $64,000 Active 383 DOM
18. 2026-01-09
    price $64,000 695-char remark

    Show marketing remark (695 chars)

    Looking for a great investment? This property has two homes on it. One is an older 840 sq ft house with 3 bedrooms and 1 bathroom. Newer walk-in shower. Laundry room is located under to carport and also has a covered patio. The ac/heat wall unit is about a year old. All appliances will convey. Both properties sit on 1.14 acres (corner lot) which includes a large shop with electricity. Second home has 480 sq ft (physical address is 405 W Pierce). Kitchen/living room and one bedroom and one bathroom. The bathroom needs some TLC. Roof and plumbing work need to be done. Appliances will also convey with the smaller home. Properties are being sold together and will be sold "AS IS".

19. 2025-12-01
    status Back on Market 695-char remark

    Show marketing remark (695 chars)

    Looking for a great investment? This property has two homes on it. One is an older 840 sq ft house with 3 bedrooms and 1 bathroom. Newer walk-in shower. Laundry room is located under to carport and also has a covered patio. The ac/heat wall unit is about a year old. All appliances will convey. Both properties sit on 1.14 acres (corner lot) which includes a large shop with electricity. Second home has 480 sq ft (physical address is 405 W Pierce). Kitchen/living room and one bedroom and one bathroom. The bathroom needs some TLC. Roof and plumbing work need to be done. Appliances will also convey with the smaller home. Properties are being sold together and will be sold "AS IS".

20. 2025-12-01
    historical 695-char remark

    Show marketing remark (695 chars)

    Looking for a great investment? This property has two homes on it. One is an older 840 sq ft house with 3 bedrooms and 1 bathroom. Newer walk-in shower. Laundry room is located under to carport and also has a covered patio. The ac/heat wall unit is about a year old. All appliances will convey. Both properties sit on 1.14 acres (corner lot) which includes a large shop with electricity. Second home has 480 sq ft (physical address is 405 W Pierce). Kitchen/living room and one bedroom and one bathroom. The bathroom needs some TLC. Roof and plumbing work need to be done. Appliances will also convey with the smaller home. Properties are being sold together and will be sold "AS IS".

21. 2025-05-12
    listed $69,000 New Listing 695-char remark

    Show marketing remark (695 chars)

    Looking for a great investment? This property has two homes on it. One is an older 840 sq ft house with 3 bedrooms and 1 bathroom. Newer walk-in shower. Laundry room is located under to carport and also has a covered patio. The ac/heat wall unit is about a year old. All appliances will convey. Both properties sit on 1.14 acres (corner lot) which includes a large shop with electricity. Second home has 480 sq ft (physical address is 405 W Pierce). Kitchen/living room and one bedroom and one bathroom. The bathroom needs some TLC. Roof and plumbing work need to be done. Appliances will also convey with the smaller home. Properties are being sold together and will be sold "AS IS".

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $10,612
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$1,862
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,551/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — North Crossett

• Score: 61/100
• State rank: #239
• US rank: #17857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

-7.2% since first listed

4 events — show timeline

• 2026-01-09 Price Changed $64,000 CARMLS
• 2025-12-01 Relisted — CARMLS
• 2025-12-01 Listing Removed — CARMLS
• 2025-05-12 Listed $69,000 CARMLS