403 Seventh · Mena, AR 71953

$105,000

3 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 104 Days on market

Built 1910 6,969 sqft lot Est $159k · 34% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just Charming. .. describes this well maintained 3 BR 2 BA in Mena. New roof, central air, floor covering and tilt windows (top and bottom tilt) just last year. Central Heat just a few years old. Extra insulation. Large closets with ample storage. Landscaped beautifully, Huge front porch, and a shop with electricity.

Key facts

• 6,969 sq ft lot
• Built 1910
• Listed 103 days

Tags

• LARGE COVERED FRONT PORCH
• CLASSIC ARCHITECTURAL DETAILS

Property features AI

Finance

• Other: Approx. lot dimensions 50 x 142 (source: tax records); Approx. acreage 0.16 (source: tax records)
• Financial info: Financing options: Conventional loan or cash

Exterior

• Parking: Carport; Parking pads
• Utilities: Public sewer; Public water; Electric (municipal/Entergy); Natural gas
• Home design: Frame exterior; Crawl space foundation
• Construction: Composition roof
• Exterior features: Porch; Outside storage area; Paved road access; Sloped lot with mountain view; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Gas range; Refrigerator stays
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Washer connection; washer stays; Dryer connection (electric); dryer stays; Gas water heater; Window treatments; Walk-in closet(s); Built-ins; Ceiling fan(s); Walk-in shower; Formica kitchen countertops
• Laundry & utility: Laundry room; Washer connection; washer stays; Dryer connection (electric); dryer stays

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.1% in Mena — 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 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $726 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
6. 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?
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: 1.15% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.60%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $158,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Ninth St	0.18mi	4/2.0 (+1)	1,915 (-4%)	6mo	$100,000	$52	76
511 Warner Ave	0.40mi	3/2.5	2,038 (+3%)	8mo	$60,000	$29	68
209 Church Ave	0.30mi	4/2.0 (+1)	2,048 (+3%)	12mo	$215,545	$105	66
207 Polk St S	0.65mi	4/2.0 (+1)	2,097 (+6%)	4mo	$210,000	$100	52
512 Grandview Hts	0.58mi	3/1.5	1,856 (-6%)	13mo	$167,000	$90	50
908 S Seventh St	0.41mi	3/2.0	2,272 (+14%)	9mo	$177,000	$78	50
1803 Sutherland Ave	0.67mi	4/2.0 (+1)	2,061 (+4%)	10mo	$159,900	$78	49
1210 Bert St	0.66mi	3/2.0	1,816 (-8%)	8mo	$130,000	$72	49
1900 Church Ave	0.70mi	3/2.0	1,782 (-10%)	7mo	$210,000	$118	45
901 S Reine St	0.65mi	3/2.0	1,749 (-12%)	10mo	$140,000	$80	42
1903 Smith Ave	0.71mi	3/1.5	1,750 (-12%)	13mo	$173,500	$99	34
1610 Reeves Ave	0.69mi	2/2.0 (-1)	1,753 (-12%)	16mo	$60,000	$34	30

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.32×
• Total profit: $9,303
• Equity at exit: $24,416

10-year hold

• IRR: 13.7%
• Equity multiple: 2.33×
• Total profit: $38,999
• Equity at exit: $24,854

Cash invested: $29,400 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $284

Break-even live

Break-even rent $847

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $344	-5% $314	+0% $284	+5% $254	+10% $225
Rent	-10% $189	-5% $237	+0% $284	+5% $332	+10% $379
Rate	-1.0pp $337	-0.5pp $311	base $284	+0.5pp $257	+1.0pp $229

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 104 DOM
2. 2026-06-18
   days on market $105,000 Active 103 DOM
3. 2026-06-17
   days on market $105,000 Active 102 DOM
4. 2026-06-16
   days on market $105,000 Active 101 DOM
5. 2026-06-15
   days on market $105,000 Active 100 DOM
6. 2026-06-14
   days on market $105,000 Active 98 DOM
7. 2026-06-12
   days on market $105,000 Active 97 DOM
8. 2026-06-09
   days on market $105,000 Active 94 DOM
9. 2026-06-08
   days on market $105,000 Active 93 DOM
10. 2026-06-07
    days on market $105,000 Active 92 DOM
11. 2026-06-04
    days on market $105,000 Active 88 DOM
12. 2026-06-02
    days on market $105,000 Active 87 DOM
13. 2026-06-01
    days on market $105,000 Active 86 DOM
14. 2026-05-31
    days on market $105,000 Active 85 DOM
15. 2026-05-31
    days on market $105,000 Active 84 DOM
16. 2026-03-06
    listed $105,000 New Listing
17. 2013-01-31
    soldstatus $75,500 318-char remark

    Show marketing remark (318 chars)

    Just Charming. .. describes this well maintained 3 BR 2 BA in Mena. New roof, central air, floor covering and tilt windows (top and bottom tilt) just last year. Central Heat just a few years old. Extra insulation. Large closets with ample storage. Landscaped beautifully, Huge front porch, and a shop with electricity.

18. 2013-01-31
    soldstatus $76,000

    Show marketing remark (318 chars)

    Just Charming. .. describes this well maintained 3 BR 2 BA in Mena. New roof, central air, floor covering and tilt windows (top and bottom tilt) just last year. Central Heat just a few years old. Extra insulation. Large closets with ample storage. Landscaped beautifully, Huge front porch, and a shop with electricity.

19. 2013-01-17
    historical 318-char remark

    Show marketing remark (318 chars)

    Just Charming. .. describes this well maintained 3 BR 2 BA in Mena. New roof, central air, floor covering and tilt windows (top and bottom tilt) just last year. Central Heat just a few years old. Extra insulation. Large closets with ample storage. Landscaped beautifully, Huge front porch, and a shop with electricity.

20. 2010-10-27
    listed $81,000 318-char remark

    Show marketing remark (318 chars)

    Just Charming. .. describes this well maintained 3 BR 2 BA in Mena. New roof, central air, floor covering and tilt windows (top and bottom tilt) just last year. Central Heat just a few years old. Extra insulation. Large closets with ample storage. Landscaped beautifully, Huge front porch, and a shop with electricity.

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,476
• − Mortgage interest: −$5,882
• − Property taxes: −$893
• − Insurance: −$525
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,055
• Taxable income: $1,806
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,977/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+29.6% since first listed

5 events — show timeline

• 2026-03-06 Listed $105,000 CARMLS
• 2013-01-31 Sold (Public Records) $76,000 Public Records
• 2013-01-31 Sold (MLS) $75,500 CARMLS
• 2013-01-17 Listing Removed — CARMLS
• 2010-10-27 Listed $81,000 CARMLS

Property tax history

+12.2%/yr

Latest (2025): $893 · +8.3% YoY. Source: county tax records.