762 Ash St · Prescott, AR 71857

$49,900

3 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 18 Days on market

Built 1969 $27/sqft · 50% below area Est $99k · 50% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

Key facts

• Pool
• Built 1969
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $50k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.28% ✓
• Cap rate: 20.29%
• Cash-on-cash: 50.00%
• DSCR: 3.22
• GRM: 3.7

CMA / ARV

• ARV (median comp): $99,437
• List price: $49,900
• Delta: -44.69%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 E Elm St	0.14mi	3/2.0	1,762 (-4%)	9mo	$36,000	$20	79
106 Nottingham Way	0.33mi	3/2.0	2,076 (+13%)	6mo	$54,500	$26	59
104 Friar Tuck Ln	0.41mi	3/2.0	1,584 (-14%)	13mo	$155,000	$98	46
100 Elizabeth St	0.55mi	3/2.0	1,613 (-12%)	11mo	$110,000	$68	44
326 Rosston	0.56mi	4/3.0 (+1)	2,109 (+14%)	3mo	$142,500	$68	38

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: 48.1%
• Equity multiple: 3.12×
• Total profit: $29,596
• Equity at exit: $8,083

10-year hold

• IRR: 53.4%
• Equity multiple: 6.30×
• Total profit: $74,031
• Equity at exit: $5,427

Cash invested: $13,972 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $582

Break-even live

Break-even rent $399

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $610	-5% $596	+0% $582	+5% $568	+10% $554
Rent	-10% $492	-5% $537	+0% $582	+5% $627	+10% $672
Rate	-1.0pp $607	-0.5pp $595	base $582	+0.5pp $569	+1.0pp $556

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $49,900 Active 18 DOM
2. 2026-06-18
   days on market $49,900 Active 17 DOM
3. 2026-06-17
   days on market $49,900 Active 16 DOM
4. 2026-06-16
   days on market $49,900 Active 15 DOM
5. 2026-06-15
   days on market $49,900 Active 14 DOM
6. 2026-06-14
   days on market $49,900 Active 12 DOM
7. 2026-06-12
   days on market $49,900 Active 11 DOM
8. 2026-06-09
   days on market $49,900 Active 8 DOM
9. 2026-06-08
   days on market $49,900 Active 7 DOM
10. 2026-06-07
    days on market $49,900 Active 6 DOM
11. 2026-06-07
    days on market $49,900 Active 5 DOM
12. 2026-06-04
    days on market $49,900 Active 2 DOM
13. 2026-06-01
    pricestatusdays on marketlisting id $49,900 Active 1 DOM
14. 2026-05-05
    price $55,000 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

15. 2026-02-27
    price $59,900 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

16. 2025-11-20
    price $69,900 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

17. 2025-10-23
    price $72,900 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

18. 2025-10-07
    price $75,900 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

19. 2025-08-29
    price $77,900 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

20. 2025-07-21
    price $79,900 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

21. 2025-06-24
    listed $84,900 Active 363-char remark

    Show marketing remark (363 chars)

    Great home in Prescott, AR. , Has three bedrooms with 2 bath, built in bookcase in Den, has a large family room. Large backyard with privacy fence and swimming pool. Ready for a fresh remodel. Has a covered carport, has a large backyard with a wood privacy fence. Ceiling fans in all bedrooms and den. Must see, call for an appointment. Being sold as is where is.

22. 2025-05-02
    historical
23. 2025-03-27
    price $89,900
24. 2025-03-04
    price $92,900
25. 2025-01-29
    price $96,900
26. 2024-12-26
    listed $99,900 New Listing
27. 2024-01-29
    historical
28. 2023-12-12
    listed $45,000 New Listing
29. 2023-08-23
    soldstatus $28,000
30. 1993-04-20
    soldstatus $30,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $395 · $33/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 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 24% 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: $13,633
• − Mortgage interest: −$2,795
• − Property taxes: −$395
• − Insurance: −$250
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$1,452
• Taxable income: $6,561
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $5,411/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

+83.3% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $55,000 TBOR
• 2026-02-27 Price Changed $59,900 TBOR
• 2025-11-20 Price Changed $69,900 TBOR
• 2025-10-23 Price Changed $72,900 TBOR
• 2025-10-07 Price Changed $75,900 TBOR
• 2025-08-29 Price Changed $77,900 TBOR
• 2025-07-21 Price Changed $79,900 TBOR
• 2025-06-24 Listed $84,900 TBOR
• 2025-05-02 Listing Removed — CARMLS
• 2025-03-27 Price Changed $89,900 CARMLS
• 2025-03-04 Price Changed $92,900 CARMLS
• 2025-01-29 Price Changed $96,900 CARMLS
• 2024-12-26 Listed $99,900 CARMLS
• 2024-01-29 Listing Removed — CARMLS
• 2023-12-12 Listed $45,000 CARMLS
• 2023-08-23 Sold (Public Records) $28,000 Public Records
• 1993-04-20 Sold (Public Records) $30,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $395 · +0.0% YoY. Source: county tax records.