1310 S Porter · Stuttgart, AR 72160

$39,900

3 bd · 2.0 ba · 2,388 sqft · SingleFamily public records · 100 Days on market

0.48 ac lot $17/sqft · 68% below area ↓ 59% 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS!! Welcome to 2,388 square feet of possibilities. This spacious layout is the perfect opportunity to capitalize on a quiet neighborhood in the heart of Stuttgart. This home has fantastic after renovation value potential. Let's talk numbers and make this your best project yet.

Key facts

• 0.48 acre lot
• 2 parking spots
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#163 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Stuttgart School District (town): math 28% / reading 24% proficiency, ranked #180 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Arkansas County population projected at -19% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 3.12% ✓
• Cap rate: 26.06%
• Cash-on-cash: 70.58%
• DSCR: 4.14
• GRM: 2.7

CMA / ARV

• ARV (median comp): $125,615
• List price: $39,900
• Delta: -68.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 S College St	0.30mi	3/2.0	2,268 (-5%)	10mo	$110,000	$49	70
1007 S Main St	0.27mi	4/2.0 (+1)	2,110 (-12%)	1mo	$165,000	$78	62
1810 S Prairie St	0.52mi	3/3.0	2,468 (+3%)	13mo	$249,750	$101	55
207 W 7th St	0.41mi	3/2.5	2,164 (-9%)	12mo	$110,000	$51	53
507 S Anna	0.73mi	4/1.5 (+1)	2,472 (+4%)	3mo	$65,000	$26	51
2006 S Prairie St	0.69mi	4/3.5 (+1)	2,358 (-1%)	6mo	$275,000	$117	50
615 S Main St	0.48mi	3/2.0	2,125 (-11%)	14mo	$134,000	$63	48

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: 70.2%
• Equity multiple: 4.17×
• Total profit: $35,436
• Equity at exit: $5,949

10-year hold

• IRR: 74.2%
• Equity multiple: 8.60×
• Total profit: $84,952
• Equity at exit: $3,450

Cash invested: $11,172 (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 72160

• Home prices YoY: -31.9%
• Active inventory: 39
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $657

Break-even live

Break-even rent $413

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $680	-5% $668	+0% $657	+5% $646	+10% $635
Rent	-10% $559	-5% $608	+0% $657	+5% $706	+10% $755
Rate	-1.0pp $677	-0.5pp $667	base $657	+0.5pp $647	+1.0pp $636

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $39,900 Active 100 DOM
2. 2026-06-18
   days on market $39,900 Active 99 DOM
3. 2026-06-17
   days on market $39,900 Active 98 DOM
4. 2026-06-16
   days on market $39,900 Active 97 DOM
5. 2026-06-15
   days on market $39,900 Active 96 DOM
6. 2026-06-14
   days on market $39,900 Active 94 DOM
7. 2026-06-12
   days on market $39,900 Active 93 DOM
8. 2026-06-09
   days on market $39,900 Active 90 DOM
9. 2026-06-08
   days on market $39,900 Active 89 DOM
10. 2026-06-07
    days on market $39,900 Active 88 DOM
11. 2026-06-07
    days on market $39,900 Active 87 DOM
12. 2026-06-04
    days on market $39,900 Active 84 DOM
13. 2026-06-02
    days on market $39,900 Active 83 DOM
14. 2026-06-01
    days on market $39,900 Active 82 DOM
15. 2026-05-31
    days on market $39,900 Active 81 DOM
16. 2026-05-31
    days on market $39,900 Active 80 DOM
17. 2026-04-17
    price $39,900 285-char remark

    Show marketing remark (285 chars)

    INVESTORS!! Welcome to 2,388 square feet of possibilities. This spacious layout is the perfect opportunity to capitalize on a quiet neighborhood in the heart of Stuttgart. This home has fantastic after renovation value potential. Let's talk numbers and make this your best project yet.

18. 2026-03-11
    listed $49,900 New Listing 285-char remark

    Show marketing remark (285 chars)

    INVESTORS!! Welcome to 2,388 square feet of possibilities. This spacious layout is the perfect opportunity to capitalize on a quiet neighborhood in the heart of Stuttgart. This home has fantastic after renovation value potential. Let's talk numbers and make this your best project yet.

19. 2025-05-06
    historical
20. 2024-12-05
    status Back on Market
21. 2024-11-21
    status Under Contract
22. 2024-11-06
    price $49,999
23. 2024-09-09
    price $57,750
24. 2024-06-11
    price $67,500
25. 2024-05-06
    listed $69,999 New Listing
26. 2024-02-29
    status Under Contract
27. 2024-02-26
    historical
28. 2024-02-01
    listed $98,500 New Listing

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $14,941
• − Mortgage interest: −$2,235
• − Property taxes: −$1,208
• − Insurance: −$200
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,161
• Taxable income: $7,748
• Est. tax owed @ 24.0%: −$1,859
• After-tax cash flow: $6,026/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: Stuttgart School District
• NCES district ID: 0512960
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $38,851
• Composite: 21.85/100
• National rank: #8240
• State rank: #180 of 238 in AR

Livability — Stuttgart

• Score: 64/100
• State rank: #163
• US rank: #13757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuttgart, AR
• Population (ZIP): 8,895

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.76%
• Current HPI: 159.9216
• 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

-59.5% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $39,900 CARMLS
• 2026-03-11 Listed $49,900 CARMLS
• 2025-05-06 Listing Removed — CARMLS
• 2024-12-05 Relisted — CARMLS
• 2024-11-21 Pending — CARMLS
• 2024-11-06 Price Changed $49,999 CARMLS
• 2024-09-09 Price Changed $57,750 CARMLS
• 2024-06-11 Price Changed $67,500 CARMLS
• 2024-05-06 Listed $69,999 CARMLS
• 2024-02-29 Pending — CARMLS
• 2024-02-26 Listing Removed — CARMLS
• 2024-02-01 Listed $98,500 CARMLS

Property tax history

+2.2%/yr

Latest (2025): $1,208 · +3.7% YoY. Source: county tax records.