250 County Road 546 · Monette, AR 72447

$54,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 57 Days on market

0.61 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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ranch style home situated on . 61 acres in Monette. Conveniently close to Missouri line and Arkansas.

Key facts

• 0.61 acre lot
• Listed 57 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Septic
• Home design: Metal/vinyl siding exterior
• Construction: Slab foundation; 3-tab shingle roof; Metal/vinyl siding
• Exterior features: Level lot; Gravel road access; Septic system

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (electric)
• Interior features: Other flooring (see remarks); Central electric heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/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: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#118 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Buffalo Is. Central School District (rural): math 38% / reading 37% proficiency, ranked #98 of 238 in AR (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (5.9% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.99% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.97%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 4.02×
• Total profit: $46,480
• Equity at exit: $34,125

10-year hold

• IRR: 44.8%
• Equity multiple: 8.32×
• Total profit: $112,592
• Equity at exit: $61,552

Cash invested: $15,372 (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 72447

• Home prices YoY: 4.0%
• Active inventory: 14
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $486

Break-even live

Break-even rent $479

Max offer price $54,900

Occupancy floor 51%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $54,900 Active 57 DOM
2. 2026-06-17
   days on market $54,900 Active 56 DOM
3. 2026-06-16
   days on market $54,900 Active 55 DOM
4. 2026-06-15
   days on market $54,900 Active 54 DOM
5. 2026-06-14
   days on market $54,900 Active 52 DOM
6. 2026-06-12
   days on market $54,900 Active 51 DOM
7. 2026-06-09
   days on market $54,900 Active 48 DOM
8. 2026-06-08
   days on market $54,900 Active 47 DOM
9. 2026-06-07
   days on market $54,900 Active 46 DOM
10. 2026-06-05
    days on market $54,900 Active 43 DOM
11. 2026-06-02
    days on market $54,900 Active 41 DOM
12. 2026-06-01
    days on market $54,900 Active 40 DOM
13. 2026-05-31
    days on market $54,900 Active 39 DOM
14. 2026-05-30
    days on market $54,900 Active 38 DOM
15. 2026-05-20
    price $54,900

    Show marketing remark (101 chars)

    Ranch style home situated on . 61 acres in Monette. Conveniently close to Missouri line and Arkansas.

16. 2026-05-20
    price $54,900 101-char remark

    Show marketing remark (101 chars)

    Ranch style home situated on . 61 acres in Monette. Conveniently close to Missouri line and Arkansas.

17. 2026-04-22
    listed $63,000 New Listing
18. 2026-04-18
    listed $63,000 Active 101-char remark

    Show marketing remark (101 chars)

    Ranch style home situated on . 61 acres in Monette. Conveniently close to Missouri line and Arkansas.

19. 2020-02-19
    soldstatus $82,000
20. 2020-01-08
    listed $89,900
21. 2020-01-08
    listed $89,900
22. 2019-03-27
    listed $89,900
23. 2013-01-08
    soldstatus $65,000
24. 2001-07-02
    soldstatus $22,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/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 · 0% 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 10% 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: $13,131
• − Mortgage interest: −$3,075
• − Property taxes: −$808
• − Insurance: −$274
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,597
• Taxable income: $5,276
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,570/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: Buffalo Is. Central School District
• NCES district ID: 0503710
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $39,706
• Composite: 31.45/100
• National rank: #5978
• State rank: #98 of 238 in AR

Livability — Monette

• Score: 66/100
• State rank: #118
• US rank: #11428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,987

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 94% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 152.1542
• 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

+149.5% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $54,900 CARMLS
• 2026-05-20 Price Changed $54,900 NEABOR MLS
• 2026-04-22 Listed $63,000 CARMLS
• 2026-04-18 Listed $63,000 NEABOR MLS
• 2020-02-19 Sold (MLS) $82,000 NEABOR MLS
• 2020-01-08 Listed $89,900 NEABOR MLS
• 2020-01-08 Listed $89,900 NEABOR MLS
• 2019-03-27 Listed $89,900 NEABOR MLS
• 2013-01-08 Sold (Public Records) $65,000 Public Records
• 2001-07-02 Sold (Public Records) $22,000 Public Records

Property tax history

+19.6%/yr

Latest (2025): $808 · +0.0% YoY. Source: county tax records.