305 S College St · Searcy, AR 72143

$55,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 14 Days on market

Built 1955 10,018 sqft lot

---

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
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look at this one Investors! This property is conveniently located directly behind Walmart neighborhood market in Searcy. It is a 3 bedroom and 1 bath house with good bones but needs some TLC. You can make it into what you want.

Key facts

• Conveniently located
• Detached
• 0.23 acre lot

Tags

• CONVENIENTLY LOCATED
• DETACHED

Property features AI

Finance

• Financial info: Annual taxes approximately $296

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-family property
• Construction: Slab/crawl combination foundation
• Exterior features: Brick and frame combination exterior; Masonite siding; 3-tab shingle roof; Paved road access; Level lot; Lot roughly 69' x 147' (about 0.23 acre); Inside city limits

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Carpet and vinyl floors; No central heating; No central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 16.3% vs local median 3.3% in Searcy — 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 70/100 on livability (#51 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment F.
• Searcy School District (town): math 47% / reading 43% proficiency, ranked #37 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Searcy High School (math 30% / reading 42%, grade F, #81 of 292 statewide, top 29%, 1,166 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 173 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $55k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $55,000

Questions for the listing agent

1. Built in 1955 — 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. Crime grade is D 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: 1.83% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.62%
• DSCR: 2.58
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $148,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 W Center Ave	0.27mi	3/1.0	1,182 (+4%)	4mo	$162,000	$137	77
1206 W Race St	0.34mi	2/1.0 (-1)	1,080 (-5%)	9mo	$132,000	$122	64
8 Robbye Ln	0.66mi	3/2.0	1,136 (+0%)	2mo	$142,000	$125	63
207 S Elm St	0.56mi	3/1.0	1,057 (-7%)	0mo	$107,000	$101	62
1505 W Park Ave	0.16mi	4/1.5 (+1)	1,240 (+9%)	11mo	$130,500	$105	61
611 W Moore Ave	0.61mi	3/1.0	1,080 (-5%)	10mo	$143,000	$132	55
507 W Academy	0.62mi	3/1.0	1,188 (+5%)	11mo	$75,000	$63	54
304 N Ella St	0.52mi	3/1.5	1,269 (+12%)	3mo	$159,000	$125	51
25 Robbye Ln	0.72mi	3/1.0	1,040 (-8%)	2mo	$136,000	$131	51
19 Robbye Ln	0.71mi	3/1.0	1,066 (-6%)	8mo	$155,000	$145	50
613 Sanibel St	0.47mi	3/2.0	1,292 (+14%)	7mo	$185,000	$143	45
210 Williams Ave	0.70mi	4/2.0 (+1)	1,298 (+14%)	0mo	$190,000	$146	34

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: 31.3%
• Equity multiple: 2.31×
• Total profit: $20,191
• Equity at exit: $8,201

10-year hold

• IRR: 38.4%
• Equity multiple: 4.57×
• Total profit: $55,024
• Equity at exit: $4,755

Cash invested: $15,400 (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 72143

• Home prices YoY: -28.4%
• Active inventory: 173
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $457

Break-even live

Break-even rent $425

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 S Elm St Unit H1 Searcy, AR	2.0	1.0	850	$839	$0.99	44d	1	0.61mi
28 Stoneybrook Ln Unit 16 Searcy, AR	2.0	1.5	900	$755	$0.84	44d	1	0.64mi
508 N Apple St Searcy, AR	2.0	1.0	926	$800	$0.86	44d	1	0.68mi
32 Stoneybrook Ln Apt 7 Searcy, AR	2.0	1.0	720	$715	$0.99	44d	1	0.68mi
32 Stoneybrook Ln Unit 5 Searcy, AR	2.0	1.0	720	$745	$1.03	44d	1	0.68mi
32 Robbye Ln Searcy, AR	3.0	2.0	1331	$1,400	$1.05	44d	1	0.71mi
104 E Academy Ave Unit 1 Searcy, AR	2.0	2.0	1052	$950	$0.90	44d	1	0.92mi
909 Holmes Rd Searcy, AR	1.0–2.0	1.0–2.0	795	$865	$1.09	44d	13	1.01mi
1905 Rehoboth Cir Searcy, AR	3.0	2.0	1304	$1,450	$1.11	44d	1	1.20mi
400 Meadow Lake Cir Searcy, AR	1.0–2.0	1.0	610	$860	$1.41	44d	7	1.23mi

Listing history 11 events

1. 2026-06-19
   days on market $55,000 Active 14 DOM
2. 2026-06-18
   days on market $55,000 Active 13 DOM
3. 2026-06-17
   days on market $55,000 Active 12 DOM
4. 2026-06-16
   days on market $55,000 Active 11 DOM
5. 2026-06-15
   days on market $55,000 Active 10 DOM
6. 2026-06-14
   days on market $55,000 Active 8 DOM
7. 2026-06-12
   statusdays on market $55,000 Active 7 DOM
8. 2026-06-09
   days on market $55,000 New Listing 4 DOM
9. 2026-06-08
   days on market $55,000 New Listing 3 DOM
10. 2026-06-07
    remarks 227-char remark
11. 2026-06-07
    listed $55,000 New Listing 2 DOM

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$56/yr (+$5/mo · 18.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,048
• − Mortgage interest: −$3,081
• − Property taxes: −$296
• − Insurance: −$275
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$1,600
• Taxable income: $4,868
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,317/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: Searcy School District
• NCES district ID: 0512210
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $44,318
• Composite: 38.12/100
• National rank: #4272
• State rank: #37 of 238 in AR

Livability — Searcy

• Score: 70/100
• State rank: #51
• US rank: #7408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searcy, AR
• County: White County · 35,000 people
• City population: 35,000
• Metro: Searcy, AR
• Population (ZIP): 35,000
• Household income: $58,344
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 804.0

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.60%
• Current HPI: 206.0334
• Rent YoY: —
• Metro: Searcy, AR
• 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

+450.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $55,000 CARMLS
• 1972-02-17 Sold (Public Records) $10,000 Public Records

Property tax history

-2.1%/yr

Latest (2023): $296 · +0.0% YoY. Source: county tax records.