921 W 3rd St · Imboden, AR 72434

$160,000

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 111 Days on market

Built 1980 0.76 ac lot $92/sqft · 13% above area Est $141k · 13% over

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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 +14.7/30.0
• Appreciation +8.7/10.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.4/15.0

Listing remarks MLS

Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

Key facts

• Covered front porch
• Double drive-in door
• 0.76 acre lot

Tags

• SOLID WOOD PANEL WALLS
• NEWER VINYL PLANK FLOORING
• COVERED FRONT PORCH
• BACK WRAP AROUND DECK
• WELL-MAINTAINED INSULATED SHOP
• DOUBLE DRIVE-IN DOOR

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $42 ($499/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 $127k (20.5% below list).
• Recommended offer: $127k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#162 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Sloan-Hendrix School District (rural): math 28% / reading 28% proficiency, ranked #171 of 238 in AR (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sloan-Hendrix Elem. School (math 37% / reading 22%, grade F, #305 of 454 statewide, top 71%, 440 students, 69% FRL); Sloan-Hendrix High School (math 22% / reading 31%, grade F, #180 of 292 statewide, top 62%, 365 students, 62% FRL).
• Market conditions: 12 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.3% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $90k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $127,169 (20.5% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $140,985
• List price: $160,000
• Delta: 13.49%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Jennifer Dr	0.51mi	4/2.0	1,822 (+5%)	7mo	$280,000	$154	59
1206 Charles St	0.58mi	3/1.0 (-1)	1,568 (-10%)	1mo	$149,000	$95	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.38×
• Total profit: $61,877
• Equity at exit: $114,522

10-year hold

• IRR: 18.3%
• Equity multiple: 4.96×
• Total profit: $177,464
• Equity at exit: $220,926

Cash invested: $44,800 (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 72434

• Home prices YoY: 3.1%
• Active inventory: 12
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $42

Break-even live

Break-even rent $1,219

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $132	-5% $87	+0% $42	+5% $-4	+10% $-49
Rent	-10% $-59	-5% $-9	+0% $42	+5% $92	+10% $142
Rate	-1.0pp $122	-0.5pp $82	base $42	+0.5pp $0	+1.0pp $-42

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $160,000 Active 111 DOM
2. 2026-06-21
   days on market $160,000 Active 110 DOM
3. 2026-06-19
   days on market $160,000 Active 108 DOM
4. 2026-06-18
   days on market $160,000 Active 107 DOM
5. 2026-06-17
   days on market $160,000 Active 106 DOM
6. 2026-06-16
   days on market $160,000 Active 105 DOM
7. 2026-06-15
   days on market $160,000 Active 104 DOM
8. 2026-06-14
   days on market $160,000 Active 102 DOM
9. 2026-06-12
   days on market $160,000 Active 101 DOM
10. 2026-06-09
    days on market $160,000 Active 98 DOM
11. 2026-06-08
    days on market $160,000 Active 97 DOM
12. 2026-06-07
    days on market $160,000 Active 96 DOM
13. 2026-06-07
    days on market $160,000 Active 95 DOM
14. 2026-06-04
    days on market $160,000 Active 92 DOM
15. 2026-06-02
    days on market $160,000 Active 91 DOM
16. 2026-06-01
    days on market $160,000 Active 90 DOM
17. 2026-05-31
    days on market $160,000 Active 89 DOM
18. 2026-05-31
    days on market $160,000 Active 88 DOM
19. 2026-05-15
    price $160,000 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

20. 2026-04-13
    price $180,000 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

21. 2026-04-03
    price $195,000 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

22. 2026-03-12
    price $205,000 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

23. 2026-03-04
    status Back on Market 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

24. 2025-10-19
    historical 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

25. 2025-10-17
    listed $250,000 New Listing 559-char remark

    Show marketing remark (559 chars)

    Rustic Charm in the Heart of Town! This 4 bedroom 2-bathroom house offers plenty of space and charm to go around. The main living areas boast solid wood panel walls and newer vinyl plank flooring. With 4 spacious bedrooms, this home has enough space for the whole family or guest. Situated on a large, level lot, this home has tons of outdoor space including a covered front porch and back wrap around deck with two covered spaces. Out back you will find a well-maintained, insulated shop with electric and a double drive-in door for mowers and lawn equipment

26. 2022-04-13
    soldstatus $90,000
27. 2022-04-12
    soldstatus $90,000 597-char remark

    Show marketing remark (597 chars)

    Location, Location, Location! This four bedroom 2 bath home is located in the heart of Imboden close to Spring River, the school and the city park. Love that front porch swinging? What a dandy this one has. Going in the front door you will find beautiful cedar walls with a gorgeous decorative fireplace in the living room. Large rooms are featured throughout the home with a large covered back porch. Off of the house is a perfect he/she shed in the back yard. All this on 2 huge lots and a circle drive. The property would also make a great office for any business. Call today for more details!

28. 2022-04-12
    soldstatus $90,000 Sold

    Show marketing remark (597 chars)

    Location, Location, Location! This four bedroom 2 bath home is located in the heart of Imboden close to Spring River, the school and the city park. Love that front porch swinging? What a dandy this one has. Going in the front door you will find beautiful cedar walls with a gorgeous decorative fireplace in the living room. Large rooms are featured throughout the home with a large covered back porch. Off of the house is a perfect he/she shed in the back yard. All this on 2 huge lots and a circle drive. The property would also make a great office for any business. Call today for more details!

29. 2022-03-20
    historical Take Backups
30. 2022-02-22
    status Back on Market
31. 2022-01-23
    historical Take Backups
32. 2021-11-21
    price $115,900
33. 2021-10-22
    listed $115,900 597-char remark

    Show marketing remark (597 chars)

    Location, Location, Location! This four bedroom 2 bath home is located in the heart of Imboden close to Spring River, the school and the city park. Love that front porch swinging? What a dandy this one has. Going in the front door you will find beautiful cedar walls with a gorgeous decorative fireplace in the living room. Large rooms are featured throughout the home with a large covered back porch. Off of the house is a perfect he/she shed in the back yard. All this on 2 huge lots and a circle drive. The property would also make a great office for any business. Call today for more details!

34. 2021-10-22
    listed $134,900 New Listing

    Show marketing remark (597 chars)

    Location, Location, Location! This four bedroom 2 bath home is located in the heart of Imboden close to Spring River, the school and the city park. Love that front porch swinging? What a dandy this one has. Going in the front door you will find beautiful cedar walls with a gorgeous decorative fireplace in the living room. Large rooms are featured throughout the home with a large covered back porch. Off of the house is a perfect he/she shed in the back yard. All this on 2 huge lots and a circle drive. The property would also make a great office for any business. Call today for more details!

35. 1989-11-27
    soldstatus $32,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$336/yr (+$28/mo · 48.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,260
• − Mortgage interest: −$8,962
• − Property taxes: −$688
• − Insurance: −$800
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,655
• Taxable loss: −$2,287
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $1,047/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: Sloan-Hendrix School District
• NCES district ID: 0512480
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $30,202
• Composite: 22.66/100
• National rank: #8048
• State rank: #171 of 238 in AR

Livability — Imboden

• Score: 64/100
• State rank: #162
• US rank: #13741

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: Imboden, AR
• Population (ZIP): 2,206

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 4%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.35%
• Current HPI: 246.9032
• 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

+400.0% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $160,000 CARMLS
• 2026-04-13 Price Changed $180,000 CARMLS
• 2026-04-03 Price Changed $195,000 CARMLS
• 2026-03-12 Price Changed $205,000 CARMLS
• 2026-03-04 Relisted — CARMLS
• 2025-10-19 Listing Removed — CARMLS
• 2025-10-17 Listed $250,000 CARMLS
• 2022-04-13 Sold (Public Records) $90,000 Public Records
• 2022-04-12 Sold (MLS) $90,000 CARMLS
• 2022-04-12 Sold (MLS) $90,000 NEABOR MLS
• 2022-03-20 Contingent — CARMLS
• 2022-02-22 Relisted — CARMLS
• 2022-01-23 Contingent — CARMLS
• 2021-11-21 Price Changed $115,900 CARMLS
• 2021-10-22 Listed $134,900 CARMLS
• 2021-10-22 Listed $115,900 NEABOR MLS
• 1989-11-27 Sold (Public Records) $32,000 Public Records

Property tax history

+25.3%/yr

Latest (2025): $688 · +0.0% YoY. Source: county tax records.