591 Featherston St · Waldron, AR 72958

$75,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 193 Days on market

Built 1950 0.71 ac lot $50/sqft · 43% below area Est $131k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to this charming, rock-solid single-family home perfectly situated in the heart of Waldron, AR. Built in 1950 and nestled on a generous 0.71-acre lot, this property offers a rare combination of space, classic construction, and modern convenience, all within the respected Waldron School District. Seller finance or Rent-to-Own available!

Key facts

• 0.71 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#42 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Waldron School District (rural): math 29% / reading 30% proficiency, ranked #160 of 238 in AR (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.5% local appreciation)).
• Scott County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1950 — 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. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (median comp): $131,422
• List price: $75,000
• Delta: -42.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Mcentire St	0.59mi	3/2.0	1,551 (+3%)	12mo	$199,000	$128	53
715 Cherry St	0.35mi	3/1.5	1,292 (-14%)	14mo	$149,800	$116	47
1011 W 6th St	0.73mi	3/1.5	1,336 (-11%)	11mo	$55,000	$41	37

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

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.64×
• Total profit: $34,545
• Equity at exit: $31,551

10-year hold

• IRR: 30.8%
• Equity multiple: 5.14×
• Total profit: $86,921
• Equity at exit: $46,997

Cash invested: $21,000 (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 72958

• Home prices YoY: 1.2%
• Active inventory: 59
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $433

Break-even live

Break-even rent $586

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $75,000 Active 193 DOM
2. 2026-06-18
   days on market $75,000 Active 192 DOM
3. 2026-06-17
   days on market $75,000 Active 191 DOM
4. 2026-06-16
   days on market $75,000 Active 190 DOM
5. 2026-06-15
   days on market $75,000 Active 189 DOM
6. 2026-06-14
   days on market $75,000 Active 187 DOM
7. 2026-06-12
   days on market $75,000 Active 186 DOM
8. 2026-06-09
   days on market $75,000 Active 183 DOM
9. 2026-06-09
   price $75,000 Active 182 DOM
10. 2026-06-01
    days on market $79,000 Active 182 DOM
11. 2026-05-31
    days on market $79,000 Active 181 DOM
12. 2026-05-31
    days on market $79,000 Active 180 DOM
13. 2025-12-01
    listed $79,000 Active 345-char remark

    Show marketing remark (345 chars)

    Welcome to this charming, rock-solid single-family home perfectly situated in the heart of Waldron, AR. Built in 1950 and nestled on a generous 0.71-acre lot, this property offers a rare combination of space, classic construction, and modern convenience, all within the respected Waldron School District. Seller finance or Rent-to-Own available!

14. 2018-08-06
    soldstatus $40,000
15. 2003-09-26
    soldstatus $10,000

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$20/yr (+$2/mo · 4.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,607
• − Mortgage interest: −$4,201
• − Property taxes: −$460
• − Insurance: −$375
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,182
• Taxable income: $4,211
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,184/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: Waldron School District
• NCES district ID: 0513680
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $34,712
• Composite: 24.33/100
• National rank: #7699
• State rank: #160 of 238 in AR

Livability — Waldron

• Score: 71/100
• State rank: #42
• US rank: #7095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waldron, AR
• Population (ZIP): 6,566

Population outlook (Scott County) Hauer SSP2

• Today (2025): 8,981 people
• By 2030: 8,188 · -8.8%
• By 2040: 6,675 · -25.7%
• By 2050: 5,228 · -41.8%
• By 2075: 2,745 · -69.4%
• By 2100: 1,302 · -85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+73.5) · D 12.6% · R 86.1% · Other 1.4%
• 2008→2024 swing: -30.0pp toward R · 2008: -43.5pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+69.8 2016: R+62.0 2012: R+47.7 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 209.0849
• 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

+690.0% since first listed

3 events — show timeline

• 2025-12-01 Listed $79,000 NWARMLS
• 2018-08-06 Sold (Public Records) $40,000 Public Records
• 2003-09-26 Sold (Public Records) $10,000 Public Records

Property tax history

+37.6%/yr

Latest (2025): $460 · +0.0% YoY. Source: county tax records.