50 Charles St · Oil Trough, AR 72564

$68,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 24 Days on market

Built 1930 0.26 ac lot Est $75k · 9% 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 +30.0/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home offering 1,104 square feet of comfortable living space! Full of potential, this property is perfect for a starter home, downsizing, or an investment opportunity. Enjoy the large fenced backyard with plenty of space for pets, play, gardening, or relaxing. Seller has priced the home with 'cost to cure' already taken into consideration. To be sold AS IS - WHERE IS.

Key facts

• Fenced backyard
• 0.26 acre lot
• Built 1930

Tags

• FENCED BACKYARD
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Approx. lot dimensions 75 x 150 (approx. 0.26 acre); Approximate size reported from tax records
• Financial info: Cash and in-house financing available

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding exterior; Inside city limits
• Construction: Metal roof; Crawl space foundation
• Exterior features: Deck; Partially fenced yard; Guttering; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Electric range
• Flooring: Carpet; Vinyl; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Carpet, vinyl, tile, and laminate flooring; Sheetrock walls and ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#378 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Cedar Ridge School District (rural): math 24% / reading 26% proficiency, ranked #186 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($470 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $45k; list at $68k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.42% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $75,072
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Nelse St	0.07mi	2/1.0 (-1)	1,100 (-0%)	19mo	$75,000	$68	75
110 2nd St	0.26mi	3/1.0	1,222 (+11%)	3mo	$32,500	$27	68

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.17×
• Total profit: $22,325
• Equity at exit: $30,576

10-year hold

• IRR: 21.8%
• Equity multiple: 4.14×
• Total profit: $59,845
• Equity at exit: $47,121

Cash invested: $19,040 (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 72564

• Active inventory: 1
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$28
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $221

Break-even live

Break-even rent $689

Max offer price $68,000

Occupancy floor 72%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $68,000 Active 24 DOM
2. 2026-06-18
   days on market $68,000 Active 23 DOM
3. 2026-06-17
   days on market $68,000 Active 22 DOM
4. 2026-06-16
   days on market $68,000 Active 21 DOM
5. 2026-06-15
   days on market $68,000 Active 20 DOM
6. 2026-06-14
   days on market $68,000 Active 18 DOM
7. 2026-06-12
   days on market $68,000 Active 17 DOM
8. 2026-06-09
   days on market $68,000 Active 14 DOM
9. 2026-06-08
   days on market $68,000 Active 13 DOM
10. 2026-06-07
    days on market $68,000 Active 12 DOM
11. 2026-06-07
    days on market $68,000 Active 11 DOM
12. 2026-06-03
    days on market $68,000 Active 8 DOM
13. 2026-06-02
    statusdays on market $68,000 Active 7 DOM
14. 2026-06-01
    days on market $68,000 New Listing 6 DOM
15. 2026-05-31
    days on market $68,000 New Listing 5 DOM
16. 2026-05-30
    days on market $68,000 New Listing 4 DOM
17. 2026-05-26
    listed $68,000 Active 396-char remark

    Show marketing remark (396 chars)

    Charming 3-bedroom, 1-bath home offering 1,104 square feet of comfortable living space! Full of potential, this property is perfect for a starter home, downsizing, or an investment opportunity. Enjoy the large fenced backyard with plenty of space for pets, play, gardening, or relaxing. Seller has priced the home with 'cost to cure' already taken into consideration. To be sold AS IS - WHERE IS.

18. 2026-05-26
    listed $68,000 New Listing

    Show marketing remark (396 chars)

    Charming 3-bedroom, 1-bath home offering 1,104 square feet of comfortable living space! Full of potential, this property is perfect for a starter home, downsizing, or an investment opportunity. Enjoy the large fenced backyard with plenty of space for pets, play, gardening, or relaxing. Seller has priced the home with 'cost to cure' already taken into consideration. To be sold AS IS - WHERE IS.

19. 2010-10-29
    soldstatus $45,000
20. 2005-06-29
    soldstatus $26,000
21. 2003-10-14
    soldstatus $13,000
22. 1994-07-05
    soldstatus $11,000
23. 1994-06-15
    soldstatus $11,000
24. 1990-10-15
    soldstatus $8,000
25. 1989-04-05
    soldstatus $3,000

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$27/yr (+$2/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone A · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $11,623
• − Mortgage interest: −$3,809
• − Property taxes: −$409
• − Insurance: −$1,842
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$1,978
• Taxable income: $1,725
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $2,238/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: Cedar Ridge School District
• NCES district ID: 0500070
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $36,696
• Composite: 20.79/100
• National rank: #8510
• State rank: #186 of 238 in AR

Livability — Oil Trough

• Score: 56/100
• State rank: #378
• US rank: #22471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oil Trough, AR
• Population (ZIP): 525

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 20% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 1% Iranian 1% Portuguese 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

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

+2166.7% since first listed

9 events — show timeline

• 2026-05-26 Listed $68,000 Batesville
• 2026-05-26 Listed $68,000 CARMLS
• 2010-10-29 Sold (Public Records) $45,000 Public Records
• 2005-06-29 Sold (Public Records) $26,000 Public Records
• 2003-10-14 Sold (Public Records) $13,000 Public Records
• 1994-07-05 Sold (Public Records) $11,000 Public Records
• 1994-06-15 Sold (Public Records) $11,000 Public Records
• 1990-10-15 Sold (Public Records) $8,000 Public Records
• 1989-04-05 Sold (Public Records) $3,000 Public Records

Property tax history

+64.0%/yr

Latest (2019): $409 · +0.0% YoY. Source: county tax records.