408 Estes St · Yellville, AR 72687

$100,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 41 Days on market

Est $121k · 17% under

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready and affordable! This two-bedroom one bath home is in town and close to all the amenities. All electric and recently remodeled. This home sits on part of three lots on a paved road. Call to view today!

Key facts

• Paved road
• Recently remodeled
• Move in ready

Tags

• MOVE IN READY
• RECENTLY REMODELED
• PAVED ROAD

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Cash, Rural Development
• HOA & community: No-fee area amenities

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Municipal electric (Entergy); Cable TV available; Internet via cable and fiber
• Home design: Wood exterior; Located in a subdivision; Subdivision: FREY ADDITION; City: Yellville, County: Marion
• Construction: Metal roof; Crawl space foundation
• Exterior features: Front porch; Other features (see remarks)

Interior

• Kitchen: Microwave; Electric range; Dishwasher; Refrigerator stays; Kitchen approximately 9'10" x 13'9"
• Bedrooms: Master bedroom about 12'6" x 10'8"; Second bedroom about 12'4" x 10'9"
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric space heater
• Interior features: Ceiling fans; Kit countertops are Formica; Washer connection; Electric dryer connection; Sheetrock and plaster walls with sheetrock ceiling
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $42 ($503/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (12.9% below list).
• Recommended offer: $87k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.8% in Yellville — 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 64/100 on livability (#181 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Yellville-Summit School District (rural): math 41% / reading 37% proficiency, ranked #90 of 238 in AR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Yellville-Summit Elem. School (math 51% / reading 39%, grade D-, #138 of 454 statewide, top 31%, 399 students, 95% FRL); Yellville-Summit Middle School (283 students, 99% FRL); Yellville-Summit High School (math 31% / reading 35%, grade F, #115 of 292 statewide, top 40%, 318 students, 99% FRL) — zoned schools average 98% FRL vs 57% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 166 active listings in the ZIP; 237 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $87,089 (12.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% 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 D-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: 0.87% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $120,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Estes Ave	0.22mi	2/1.0	896 (-3%)	3mo	$117,000	$131	83
102 E 5th St	0.13mi	2/1.0	1,049 (+14%)	6mo	$140,000	$133	66
416 N Berry St	0.25mi	2/2.0	978 (+6%)	20mo	$122,500	$125	57

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-13,551
• Equity at exit: $14,910

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-8,423
• Equity at exit: $8,646

Cash invested: $28,000 (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 72687

• Home prices YoY: -31.7%
• Active inventory: 166
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $42

Break-even live

Break-even rent $818

Max offer price $100,000

Occupancy floor 90%

Sensitivity live

Price	-10% $98	-5% $70	+0% $42	+5% $14	+10% $-15
Rent	-10% $-27	-5% $7	+0% $42	+5% $76	+10% $111
Rate	-1.0pp $92	-0.5pp $67	base $42	+0.5pp $16	+1.0pp $-10

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-29
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Move in ready and affordable! This two-bedroom one bath home is in town and close to all the amenities. All electric and recently remodeled. This home sits on part of three lots on a paved road. Call to view today!

2. 2026-04-29
   status Under Contract

   Show marketing remark (214 chars)

   Move in ready and affordable! This two-bedroom one bath home is in town and close to all the amenities. All electric and recently remodeled. This home sits on part of three lots on a paved road. Call to view today!

3. 2026-03-19
   listed $100,000 Active 214-char remark

   Show marketing remark (214 chars)

   Move in ready and affordable! This two-bedroom one bath home is in town and close to all the amenities. All electric and recently remodeled. This home sits on part of three lots on a paved road. Call to view today!

4. 2026-03-18
   listed $100,000 New Listing
5. 2025-09-01
   price $195,000
6. 2025-09-01
   price $195,000
7. 2025-07-25
   listed $199,900 Active
8. 2025-07-25
   listed $199,900 Active
9. 2025-04-15
   listed $185,000 Active
10. 2025-04-15
    listed $185,000 Active
11. 2025-03-06
    listed $109,900 Active
12. 2024-07-09
    soldstatus $90,000 Closed
13. 2024-07-09
    soldstatus $90,000
14. 2024-05-29
    price $120,000
15. 2024-05-02
    price $125,000
16. 2024-04-10
    price $150,000
17. 2024-04-05
    listed $165,000 Active
18. 1992-05-26
    soldstatus $25,000

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,451
• − Mortgage interest: −$5,602
• − Property taxes: −$960
• − Insurance: −$500
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,909
• Taxable loss: −$1,192
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $789/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: Yellville-Summit School District
• NCES district ID: 0514490
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $32,234
• Composite: 31.99/100
• National rank: #5834
• State rank: #90 of 238 in AR

Livability — Yellville

• Score: 64/100
• State rank: #181
• US rank: #14569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yellville, AR
• Population (ZIP): 6,724

Population outlook (Marion County) Hauer SSP2

• Today (2025): 14,979 people
• By 2030: 14,153 · -5.5%
• By 2040: 12,546 · -16.2%
• By 2050: 11,386 · -24.0%
• By 2075: 9,663 · -35.5%
• By 2100: 8,248 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -29.9pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.7 2016: R+55.1 2012: R+39.1 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.78%
• Current HPI: 161.0917
• 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

+300.0% since first listed

18 events — show timeline

• 2026-04-29 Pending — NWARMLS
• 2026-04-29 Pending — CARMLS
• 2026-03-19 Listed $100,000 NWARMLS
• 2026-03-18 Listed $100,000 CARMLS
• 2025-09-01 Price Changed $195,000 MHMLS
• 2025-09-01 Price Changed $195,000 MHMLS
• 2025-07-25 Listed $199,900 MHMLS
• 2025-07-25 Listed $199,900 MHMLS
• 2025-04-15 Listed $185,000 MHMLS
• 2025-04-15 Listed $185,000 MHMLS
• 2025-03-06 Listed $109,900 MHMLS
• 2024-07-09 Sold (Public Records) $90,000 Public Records
• 2024-07-09 Sold (MLS) $90,000 MHMLS
• 2024-05-29 Price Changed $120,000 MHMLS
• 2024-05-02 Price Changed $125,000 MHMLS
• 2024-04-10 Price Changed $150,000 MHMLS
• 2024-04-05 Listed $165,000 MHMLS
• 1992-05-26 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $960 · +0.0% YoY. Source: county tax records.