828 E Main St · Prescott, AR 71857

$98,500

4 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 172 Days on market

Built 1946 10,454 sqft lot $61/sqft · 7% above area Est $92k · 7% 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +4.5/15.0
• Appreciation +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Two-story duplex in Prescott, Arkansas offering a great opportunity for investors or buyers looking for a renovation project. This fixer-upper features two separate living units and plenty of potential to customize or modernize. With repairs and updates, this property could serve as a long-term rental, multi-family investment, or resale opportunity. Plenty of parking around the building with a concrete slab for outdoor grilling. Within walking distance to Kofield cafe. 2 bedrooms and a bathroom upstairs, 2 bedroom and a bathroom downstairs. see agent remarks

Key facts

• Concrete slab
• Two story duplex
• Built 1946

Tags

• TWO STORY DUPLEX
• SEPARATE LIVING UNITS
• CONCRETE SLAB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#130 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, amenities F, commute F.
• Prescott School District (town): math 16% / reading 19% proficiency, ranked #218 of 238 in AR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nevada County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $86,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1946 — 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: 1.26% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $92,331
• List price: $98,500
• Delta: 6.68%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 E Elm St	0.07mi	3/2.0 (-1)	1,762 (+9%)	9mo	$36,000	$20	69
100 Elizabeth St	0.53mi	3/2.0 (-1)	1,613 (+0%)	11mo	$110,000	$68	61
104 Friar Tuck Ln	0.56mi	3/2.0 (-1)	1,584 (-2%)	13mo	$155,000	$98	55
226 E 6th St	0.24mi	3/2.0 (-1)	1,448 (-10%)	15mo	$105,000	$73	54
519 E 4th St	0.44mi	3/1.0 (-1)	1,440 (-11%)	0mo	$40,000	$28	53
503 Sherwood St	0.45mi	3/2.0 (-1)	1,505 (-7%)	18mo	$119,000	$79	48

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

Projected returns pro-forma

-2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.35×
• Total profit: $9,553
• Equity at exit: $15,956

10-year hold

• IRR: 17.4%
• Equity multiple: 2.47×
• Total profit: $40,572
• Equity at exit: $10,712

Cash invested: $27,580 (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 71857

• Home prices YoY: -1.5%
• Active inventory: 20
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $382

Break-even live

Break-even rent $757

Max offer price $98,500

Occupancy floor 64%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $98,500 Active 172 DOM
2. 2026-06-18
   days on market $98,500 Active 171 DOM
3. 2026-06-17
   days on market $98,500 Active 170 DOM
4. 2026-06-16
   days on market $98,500 Active 169 DOM
5. 2026-06-15
   days on market $98,500 Active 168 DOM
6. 2026-06-14
   days on market $98,500 Active 166 DOM
7. 2026-06-12
   days on market $98,500 Active 165 DOM
8. 2026-06-09
   days on market $98,500 Active 162 DOM
9. 2026-06-08
   days on market $98,500 Active 161 DOM
10. 2026-06-07
    days on market $98,500 Active 160 DOM
11. 2026-06-07
    days on market $98,500 Active 159 DOM
12. 2026-06-04
    days on market $98,500 Active 156 DOM
13. 2026-06-02
    days on market $98,500 Active 155 DOM
14. 2026-06-01
    days on market $98,500 Active 154 DOM
15. 2026-05-31
    days on market $98,500 Active 153 DOM
16. 2026-05-31
    days on market $98,500 Active 152 DOM
17. 2025-12-29
    listed $98,500 New Listing 564-char remark

    Show marketing remark (564 chars)

    Two-story duplex in Prescott, Arkansas offering a great opportunity for investors or buyers looking for a renovation project. This fixer-upper features two separate living units and plenty of potential to customize or modernize. With repairs and updates, this property could serve as a long-term rental, multi-family investment, or resale opportunity. Plenty of parking around the building with a concrete slab for outdoor grilling. Within walking distance to Kofield cafe. 2 bedrooms and a bathroom upstairs, 2 bedroom and a bathroom downstairs. see agent remarks

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$145/yr (+$12/mo · 29.9%)

ⓘ 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 4/10 Moderate 23% 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: $14,892
• − Mortgage interest: −$5,518
• − Property taxes: −$485
• − Insurance: −$492
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,865
• Taxable income: $3,149
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,833/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: Prescott School District
• NCES district ID: 0511820
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $34,757
• Composite: 14.38/100
• National rank: #9435
• State rank: #218 of 238 in AR

Livability — Prescott

• Score: 66/100
• State rank: #130
• US rank: #12044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prescott, AR
• Population (ZIP): 5,569

Population outlook (Nevada County) Hauer SSP2

• Today (2025): 7,890 people
• By 2030: 7,473 · -5.3%
• By 2040: 6,681 · -15.3%
• By 2050: 6,034 · -23.5%
• By 2075: 5,068 · -35.8%
• By 2100: 4,689 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hungarian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Nevada

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 1.9%
• 2008→2024 swing: -23.5pp toward R · 2008: -16.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+31.5 2016: R+26.1 2012: R+20.1 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.71%
• Current HPI: 175.9236
• 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

1 event — show timeline

• 2025-12-29 Listed $98,500 CARMLS

Property tax history

+2.7%/yr

Latest (2025): $485 · +9.1% YoY. Source: county tax records.