215 First St · Greenway, AR 72430

$49,000

2 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 127 Days on market

Built 1925 0.32 ac lot Est $46k · 7% over ↓ 17% 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 +5.0/10.0
• ARV discount +4.3/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on market NO fault of the seller. Very nice two bedroom home with one bath priced under $60,000. This home is located in Greenway, AR, and is Move in Ready! So don't wait on this one! There are two bedrooms but it could easily be converted to a three bedroom if needed. The kitchen is cozy and has ample storage and counter space. Off the kitchen is a small office area, and den, and mudroom area. The laundry is located in the carport storage room. The outside is well manicured and the yard is oversized! Lots of level yard, and space if you wanted to fence in an area for pets. This very nice home is awaiting New Owners! Don't wait! Give us a call today to see what all this home has to off

Key facts

• Level yard
• Mudroom area
• Oversized yard

Tags

• MOVE IN READY
• AMPLE STORAGE
• OFFICE AREA
• MUDROOM AREA
• OVERSIZED YARD
• LEVEL YARD

Property features AI

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding exterior; Inside city limits
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; No area amenities listed

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units; Other (see remarks)
• Interior features: Carpet, vinyl and laminate flooring; Den / family room; Office / study

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#489 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, schools F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (3.0% local appreciation)).
• Clay County population projected at -24% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1925 — 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. 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: 2.07% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.35%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $45,747
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 First St	0.00mi	2/1.0	1,173 (0%)	2mo	$40,000	$34	98
4562 Highway 49 Hwy	0.29mi	3/1.0 (+1)	1,170 (-0%)	23mo	$45,500	$39	62

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: 45.8%
• Equity multiple: 3.57×
• Total profit: $35,299
• Equity at exit: $22,033

10-year hold

• IRR: 45.6%
• Equity multiple: 7.16×
• Total profit: $84,514
• Equity at exit: $33,955

Cash invested: $13,720 (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 72430

• Active inventory: 5
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $461

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 49%

Sensitivity live

Price	-10% $495	-5% $478	+0% $461	+5% $444	+10% $427
Rent	-10% $381	-5% $421	+0% $461	+5% $501	+10% $541
Rate	-1.0pp $486	-0.5pp $474	base $461	+0.5pp $449	+1.0pp $436

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-24
   status Under Contract
2. 2026-04-21
   status Back on Market
3. 2026-04-15
   status Under Contract
4. 2026-02-24
   price $49,000
5. 2025-12-12
   listed $59,000 New Listing

ⓘ 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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,151
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,425
• Taxable income: $5,057
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,322/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Greenway

• Score: 50/100
• State rank: #489
• US rank: #25748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenway, AR
• Population (ZIP): 607

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 9%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-16.9% since first listed

5 events — show timeline

• 2026-04-24 Pending — CARMLS
• 2026-04-21 Relisted — CARMLS
• 2026-04-15 Pending — CARMLS
• 2026-02-24 Price Changed $49,000 CARMLS
• 2025-12-12 Listed $59,000 CARMLS