467 S Edwards St · Monticello, AR 71655

$139,900

3 bd · 2.0 ba · 2,504 sqft · SingleFamily public records · 525 Days on market

Built 1970 0.83 ac lot $56/sqft · 34% below area Est $211k · 34% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

Key facts

• 0.83 acre lot
• Built 1970
• Listed 525 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (25.1% below list).
• Recommended offer: $105k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% in Monticello — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#72 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime D-, amenities F.
• Monticello School District (town): math 30% / reading 29% proficiency, ranked #161 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 114 active listings in the ZIP; 16 units permitted in Drew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Drew County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 525 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $27k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $104,806 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 525 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $210,962
• List price: $139,900
• Delta: -33.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
467 S Edwards St	0.00mi	3/3.0	2,504 (0%)	1mo	$102,000	$41	96
416 S Main St	0.24mi	4/2.0 (+1)	2,624 (+5%)	11mo	$225,000	$86	67
391 Crestwood Dr	0.64mi	3/2.0	2,206 (-12%)	1mo	$445,000	$202	50
818 S Hwy 83	0.44mi	4/3.0 (+1)	2,840 (+13%)	3mo	$460,000	$162	45
311 W Bolling	0.46mi	4/2.0 (+1)	2,234 (-11%)	13mo	$199,000	$89	45
501 N Church St	0.74mi	4/3.0 (+1)	2,705 (+8%)	3mo	$140,000	$52	40

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-29,087
• Equity at exit: $20,860

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-33,612
• Equity at exit: $12,096

Cash invested: $39,172 (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 71655

• Home prices YoY: -10.8%
• Active inventory: 114
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-101

Break-even live

Break-even rent $1,175

Max offer price $122,124

Occupancy floor —

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-02
   status Under Contract 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

2. 2026-01-30
   price $139,900 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

3. 2025-12-14
   status Back on Market 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

4. 2025-09-30
   historical Take Backups 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

5. 2025-06-06
   price $149,500 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

6. 2025-05-16
   status Back on Market 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

7. 2025-04-25
   historical Take Backups 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

8. 2025-01-28
   status Under Contract 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

9. 2024-11-21
   price $159,000 1109-char remark

   Show marketing remark (1109 chars)

   Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

10. 2024-08-27
    listed $167,000 New Listing 1109-char remark

    Show marketing remark (1109 chars)

    Welcome to your next project! This spacious 3-bedroom, 3-bathroom home offers 2,504 square feet of living space, perfectly situated on a generous . 83-acre lot. With its large master suite featuring a walk-in closet and ample storage throughout, this property promises comfort and convenience once renovated. The expansive backyard is an entertainer’s dream, providing a blank canvas for creating your ideal outdoor oasis. Whether you envision a sprawling patio for summer gatherings, a lush garden, or a play area, this space has the potential to become your private retreat. Inside, the home’s layout is designed for versatility, with three well-sized bedrooms and multiple bathrooms to accommodate your needs. The interior is ready for your personal touch and renovation vision, offering the opportunity to craft a home that reflects your style and preferences. This property has lots of potential for those looking to invest in a renovation project. Don’t miss the chance to turn this fixer-upper into your dream home! Call to schedule your walk-thru today!! * as-is no repairs"

11. 2020-08-28
    soldstatus $150,000
12. 2020-06-17
    historical
13. 2019-12-16
    listed $150,000 New Listing
14. 2007-09-11
    soldstatus $155,000
15. 2005-10-27
    soldstatus $77,000

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,577
• − Mortgage interest: −$7,837
• − Property taxes: −$1,640
• − Insurance: −$700
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$4,070
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-324/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: Monticello School District
• NCES district ID: 0509840
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 29% ▼ -12.00%
• Median HH income: $33,146
• Composite: 24.19/100
• National rank: #7732
• State rank: #161 of 238 in AR

Livability — Monticello

• Score: 69/100
• State rank: #72
• US rank: #8686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, AR
• Population (ZIP): 13,892

Population outlook (Drew County) Hauer SSP2

• Today (2025): 18,483 people
• By 2030: 18,278 · -1.1%
• By 2040: 17,712 · -4.2%
• By 2050: 17,015 · -7.9%
• By 2075: 15,815 · -14.4%
• By 2100: 14,335 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 28% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Drew

• 2024 margin: Solid R (+33.8) · D 32.2% · R 66.0% · Other 1.8%
• 2008→2024 swing: -14.7pp toward R · 2008: -19.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+27.8 2016: R+24.5 2012: R+18.9 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.27%
• Current HPI: 218.1414
• 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

+81.7% since first listed

15 events — show timeline

• 2026-05-02 Pending — CARMLS
• 2026-01-30 Price Changed $139,900 CARMLS
• 2025-12-14 Relisted — CARMLS
• 2025-09-30 Contingent — CARMLS
• 2025-06-06 Price Changed $149,500 CARMLS
• 2025-05-16 Relisted — CARMLS
• 2025-04-25 Contingent — CARMLS
• 2025-01-28 Pending — CARMLS
• 2024-11-21 Price Changed $159,000 CARMLS
• 2024-08-27 Listed $167,000 CARMLS
• 2020-08-28 Sold (Public Records) $150,000 Public Records
• 2020-06-17 Listing Removed — CARMLS
• 2019-12-16 Listed $150,000 CARMLS
• 2007-09-11 Sold (Public Records) $155,000 Public Records
• 2005-10-27 Sold (Public Records) $77,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,640 · +3.5% YoY. Source: county tax records.