182 2nd Ave · Holly Grove, AR 72069

$55,000

3 bd · 2.5 ba · 1,955 sqft · SingleFamily public records · 117 Days on market

Built 1932 0.28 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

This 1932 Craftsman Bungalow style home exudes timeless elegance and modern comforts. This inviting home features three spacious bedrooms and two and a half baths, thoughtfully designed to meet the needs of today's discerning buyers. Enjoy the details of Craftsman style, including exposed beams, built in bookshelves, and stunning woodwork that add character and warmth. The open-concept living room welcomes you with abundant natural light, perfect for gatherings or quiet evenings at home. This home is located in the heart of some of the finest outdoor recreation Arkansas has to offer. The White River National Wildlife Refuge, Dagmar Wildlife Management Area, Cache River Wildlife Refuge, the White River, East Lake, are all in close proximity to this home.

Key facts

• Stunning woodwork
• Exposed beams
• Built in bookshelves

Tags

• CRAFTSMAN BUNGALOW STYLE
• EXPOSED BEAMS
• BUILT IN BOOKSHELVES
• STUNNING WOODWORK
• OPEN-CONCEPT LIVING ROOM
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#315 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools F, crime F, amenities F.
• Clarendon School District (rural): math 7% / reading 15% proficiency, ranked #232 of 238 in AR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Monroe County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1932 — 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. 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?
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: 2.21% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.02%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 54.2%
• Equity multiple: 4.03×
• Total profit: $46,681
• Equity at exit: $24,730

10-year hold

• IRR: 53.8%
• Equity multiple: 8.14×
• Total profit: $110,022
• Equity at exit: $38,112

Cash invested: $15,400 (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 72069

• Active inventory: 9
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $629

Break-even live

Break-even rent $421

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $660	-5% $645	+0% $629	+5% $614	+10% $598
Rent	-10% $533	-5% $581	+0% $629	+5% $677	+10% $725
Rate	-1.0pp $657	-0.5pp $643	base $629	+0.5pp $615	+1.0pp $600

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 117 DOM
2. 2026-06-19
   days on market $55,000 Active 115 DOM
3. 2026-06-18
   days on market $55,000 Active 114 DOM
4. 2026-06-17
   days on market $55,000 Active 113 DOM
5. 2026-06-16
   days on market $55,000 Active 112 DOM
6. 2026-06-15
   days on market $55,000 Active 111 DOM
7. 2026-06-14
   days on market $55,000 Active 109 DOM
8. 2026-06-12
   days on market $55,000 Active 108 DOM
9. 2026-06-09
   days on market $55,000 Active 105 DOM
10. 2026-06-08
    days on market $55,000 Active 104 DOM
11. 2026-06-07
    days on market $55,000 Active 103 DOM
12. 2026-06-04
    days on market $55,000 Active 99 DOM
13. 2026-06-02
    days on market $55,000 Active 98 DOM
14. 2026-06-01
    days on market $55,000 Active 97 DOM
15. 2026-05-31
    days on market $55,000 Active 96 DOM
16. 2026-05-31
    days on market $55,000 Active 95 DOM
17. 2026-01-16
    listed $55,000 New Listing 763-char remark

    Show marketing remark (763 chars)

    This 1932 Craftsman Bungalow style home exudes timeless elegance and modern comforts. This inviting home features three spacious bedrooms and two and a half baths, thoughtfully designed to meet the needs of today's discerning buyers. Enjoy the details of Craftsman style, including exposed beams, built in bookshelves, and stunning woodwork that add character and warmth. The open-concept living room welcomes you with abundant natural light, perfect for gatherings or quiet evenings at home. This home is located in the heart of some of the finest outdoor recreation Arkansas has to offer. The White River National Wildlife Refuge, Dagmar Wildlife Management Area, Cache River Wildlife Refuge, the White River, East Lake, are all in close proximity to this home.

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$100/yr (+$8/mo · 39.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $14,604
• − Mortgage interest: −$3,081
• − Property taxes: −$252
• − Insurance: −$275
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$1,600
• Taxable income: $7,059
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $5,855/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: Clarendon School District
• NCES district ID: 0504350
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $31,539
• Composite: 8.66/100
• National rank: #9896
• State rank: #232 of 238 in AR

Livability — Holly Grove

• Score: 58/100
• State rank: #315
• US rank: #20948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Grove, AR
• Population (ZIP): 941

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 6,269 people
• By 2030: 5,738 · -8.5%
• By 2040: 4,856 · -22.5%
• By 2050: 4,205 · -32.9%
• By 2075: 3,448 · -45.0%
• By 2100: 3,278 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 35%
• Common ancestry: Serbian 1% Hungarian 1% Romanian 1%

Political lean MEDSL · Monroe

• 2024 margin: R (+15.8) · D 41.2% · R 56.9% · Other 1.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -4.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+14.1 2016: R+3.7 2012: R+0.1 2008: R+4.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-01-16 Listed $55,000 CARMLS