904 Alma Ave · Mulberry, AR 72947

$50,000

3 bd · 1.0 ba · 2,008 sqft · SingleFamily public records · 44 Days on market

Built 1943 $25/sqft · 72% below area

---

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 +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investors or DIY enthusiasts, take a look at this property! Situated on a level corner lot with a fenced area for gardening or outdoor play, this 3BR/2BA rock home with a large den and fireplace has the space and versatility inside and out to be an excellent investment for a rental property or one to flip, or customize it for your very own home. If renovating isn't your plan, you can clear the lot and start with a brand new home. The property is being sold "AS IS, WHERE IS" and is not government loan eligible. CAUTION, Enter at your Own Risk, soft floors and falling debris.

Key facts

• Built 1943
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/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: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#281 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: schools F, amenities F, commute F.
• Mulberry School District (rural): math 21% / reading 26% proficiency, ranked #191 of 238 in AR (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.49% ✓
• Cap rate: 21.77%
• Cash-on-cash: 55.27%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $177,166
• List price: $50,000
• Delta: -71.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Alma Ave	0.00mi	3/2.0	2,008 (0%)	1mo	$45,000	$22	96
849 & 843 Church Ave	0.11mi	3/2.0	2,050 (+2%)	10mo	$156,000	$76	79
541 Alma Ave	0.41mi	2/2.0 (-1)	1,903 (-5%)	1mo	$110,000	$58	63

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 5.88×
• Total profit: $68,314
• Equity at exit: $45,044

10-year hold

• IRR: 61.8%
• Equity multiple: 13.06×
• Total profit: $168,907
• Equity at exit: $97,139

Cash invested: $14,000 (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 72947

• Home prices YoY: 3.9%
• Active inventory: 38
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $645

Break-even live

Break-even rent $428

Max offer price $50,000

Occupancy floor 43%

Sensitivity live

Price	-10% $673	-5% $659	+0% $645	+5% $631	+10% $617
Rent	-10% $546	-5% $596	+0% $645	+5% $694	+10% $743
Rate	-1.0pp $670	-0.5pp $658	base $645	+0.5pp $632	+1.0pp $619

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-06
   listed $50,000 Active 590-char remark

   Show marketing remark (590 chars)

   Investors or DIY enthusiasts, take a look at this property! Situated on a level corner lot with a fenced area for gardening or outdoor play, this 3BR/2BA rock home with a large den and fireplace has the space and versatility inside and out to be an excellent investment for a rental property or one to flip, or customize it for your very own home. If renovating isn't your plan, you can clear the lot and start with a brand new home. The property is being sold "AS IS, WHERE IS" and is not government loan eligible. CAUTION, Enter at your Own Risk, soft floors and falling debris.

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $664 · $55/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,935
• − Mortgage interest: −$2,801
• − Property taxes: −$664
• − Insurance: −$250
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$1,455
• Taxable income: $7,376
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $5,968/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: Mulberry School District
• NCES district ID: 0510290
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 26% ▼ -17.00%
• Median HH income: $38,315
• Composite: 19.69/100
• National rank: #8727
• State rank: #191 of 238 in AR

Livability — Mulberry

• Score: 59/100
• State rank: #281
• US rank: #19696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulberry, AR
• Population (ZIP): 3,874

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Native American 2%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.47%
• Current HPI: 306.7802
• 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

1 event — show timeline

• 2026-04-06 Listed $50,000 WRVBOR

Property tax history

+4.2%/yr

Latest (2025): $664 · +8.3% YoY. Source: county tax records.