212 N Pine St · Marvell, AR 72366

$59,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 403 Days on market

Built 1960 8,712 sqft lot $63/sqft · 18% above area Est $50k · 18% over

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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 +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Are you looking for an affordable, move-in ready home with recent updates already completed? 212 N Pine Street in Marvell offers 3 bedrooms and 2 full bathrooms with thoughtful improvements throughout. New luxury vinyl plank flooring has been installed in the main living areas and select bedrooms, and fresh neutral paint provides a clean, updated interior. The home features 936 sq ft of efficiently designed living space, a living room with updated flooring, ceiling fan, and natural light, and an eat-in kitchen with wood cabinetry, tile flooring, and included appliances such as a refrigerator and dishwasher. The primary bedroom offers multiple closets and access to a nearby full bathroom, while the additional bedrooms include ceiling fans and closet space suitable for a variety of uses. Both bathrooms include tub/shower combinations with tile surround. Washer and dryer are included, along with central heating and air. Situated on a level lot with mature trees, the property also includes a wood privacy fence and a detached storage shed.

Key facts

• 8,712 sq ft lot
• Built 1960
• Listed 402 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#237 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools F, amenities F, commute F.
• Marvell School District (rural): math 14% / reading 12% proficiency, ranked #243 of 245 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($408 loan paydown + $987 appreciation (1.7% local appreciation)).
• Phillips County population projected at -45% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 403 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 403 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 1960 — 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: 1.59% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.27%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (median comp): $50,068
• List price: $59,000
• Delta: 17.84%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.63×
• Total profit: $26,965
• Equity at exit: $22,234

10-year hold

• IRR: 32.5%
• Equity multiple: 5.10×
• Total profit: $67,789
• Equity at exit: $31,239

Cash invested: $16,520 (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 72366

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $375

Break-even live

Break-even rent $464

Max offer price $59,000

Occupancy floor 55%

Sensitivity live

Price	-10% $409	-5% $392	+0% $375	+5% $359	+10% $342
Rent	-10% $301	-5% $338	+0% $375	+5% $412	+10% $450
Rate	-1.0pp $405	-0.5pp $390	base $375	+0.5pp $360	+1.0pp $345

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $59,000 Active 403 DOM
2. 2026-06-18
   days on market $59,000 Active 402 DOM
3. 2026-06-17
   days on market $59,000 Active 401 DOM
4. 2026-06-16
   days on market $59,000 Active 400 DOM
5. 2026-06-15
   days on market $59,000 Active 399 DOM
6. 2026-06-14
   days on market $59,000 Active 397 DOM
7. 2026-06-12
   days on market $59,000 Active 396 DOM
8. 2026-06-09
   days on market $59,000 Active 393 DOM
9. 2026-06-08
   days on market $59,000 Active 392 DOM
10. 2026-06-07
    days on market $59,000 Active 391 DOM
11. 2026-06-07
    days on market $59,000 Active 390 DOM
12. 2026-06-04
    days on market $59,000 Active 387 DOM
13. 2026-06-02
    days on market $59,000 Active 386 DOM
14. 2026-06-01
    days on market $59,000 Active 385 DOM
15. 2026-05-31
    days on market $59,000 Active 384 DOM
16. 2026-05-31
    days on market $59,000 Active 383 DOM
17. 2026-04-24
    price $59,000 1050-char remark

    Show marketing remark (1050 chars)

    Are you looking for an affordable, move-in ready home with recent updates already completed? 212 N Pine Street in Marvell offers 3 bedrooms and 2 full bathrooms with thoughtful improvements throughout. New luxury vinyl plank flooring has been installed in the main living areas and select bedrooms, and fresh neutral paint provides a clean, updated interior. The home features 936 sq ft of efficiently designed living space, a living room with updated flooring, ceiling fan, and natural light, and an eat-in kitchen with wood cabinetry, tile flooring, and included appliances such as a refrigerator and dishwasher. The primary bedroom offers multiple closets and access to a nearby full bathroom, while the additional bedrooms include ceiling fans and closet space suitable for a variety of uses. Both bathrooms include tub/shower combinations with tile surround. Washer and dryer are included, along with central heating and air. Situated on a level lot with mature trees, the property also includes a wood privacy fence and a detached storage shed.

18. 2025-05-12
    listed $69,900 New Listing 1050-char remark

    Show marketing remark (1050 chars)

    Are you looking for an affordable, move-in ready home with recent updates already completed? 212 N Pine Street in Marvell offers 3 bedrooms and 2 full bathrooms with thoughtful improvements throughout. New luxury vinyl plank flooring has been installed in the main living areas and select bedrooms, and fresh neutral paint provides a clean, updated interior. The home features 936 sq ft of efficiently designed living space, a living room with updated flooring, ceiling fan, and natural light, and an eat-in kitchen with wood cabinetry, tile flooring, and included appliances such as a refrigerator and dishwasher. The primary bedroom offers multiple closets and access to a nearby full bathroom, while the additional bedrooms include ceiling fans and closet space suitable for a variety of uses. Both bathrooms include tub/shower combinations with tile surround. Washer and dryer are included, along with central heating and air. Situated on a level lot with mature trees, the property also includes a wood privacy fence and a detached storage shed.

19. 2022-03-02
    soldstatus $40,000 8-char remark

    Show marketing remark (8 chars)

    Detached

20. 2021-10-10
    listed $38,000 8-char remark

    Show marketing remark (8 chars)

    Detached

21. 2008-10-11
    soldstatus $23,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $11,265
• − Mortgage interest: −$3,305
• − Property taxes: −$387
• − Insurance: −$295
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,716
• Taxable income: $3,759
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,602/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: Marvell School District
• NCES district ID: 0509510
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 12% ▼ -3.00%
• Median HH income: $30,534
• Composite: 13.79/100
• National rank: #14475
• State rank: #243 of 245 in AR

Livability — Marvell

• Score: 61/100
• State rank: #237
• US rank: #17737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marvell, AR
• Population (ZIP): 1,637

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 15,786 people
• By 2030: 14,028 · -11.1%
• By 2040: 11,019 · -30.2%
• By 2050: 8,684 · -45.0%
• By 2075: 5,074 · -67.9%
• By 2100: 3,053 · -80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 37% Two or more races 9% Hispanic / Latino 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Phillips

• 2024 margin: D (+13.3) · D 55.8% · R 42.5% · Other 1.7%
• 2008→2024 swing: -15.7pp toward R · 2008: 29.0pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+19.3 2016: D+26.8 2012: D+32.8 2008: D+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 94.2121
• 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

+156.5% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $59,000 CARMLS
• 2025-05-12 Listed $69,900 CARMLS
• 2022-03-02 Sold (MLS) $40,000 CARMLS
• 2021-10-10 Listed $38,000 CARMLS
• 2008-10-11 Sold (Public Records) $23,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $387 · +0.0% YoY. Source: county tax records.