818 W Union Ave · Wynne, AR 72396

$20,000

3 bd · 1.0 ba · 1,611 sqft · SingleFamily public records · 246 Days on market

Built 1946 6,969 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

Key facts

• 6,969 sq ft lot
• Parking
• Built 1946

Property features AI

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Natural gas
• Home design: Inside city limits; In subdivision
• Construction: Slab foundation; Other roof type (see remarks)
• Exterior features: Other exterior features (see remarks); Paved road access

Interior

• Bedrooms: Other rooms (see remarks)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Sheetrock walls and ceiling; Other interior features (see remarks)
• Laundry & utility: Washer connection; Dryer connection (electric)

🔨 Auction listing. The $20,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $109,548 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: schools D, crime F, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $109,548
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Union Ave	0.10mi	2/1.5 (-1)	1,395 (-13%)	12mo	$35,000	$25	56
624 Cleveland St	0.62mi	3/2.0	1,552 (-4%)	11mo	$105,000	$68	52
333 Levesque Ave	0.69mi	4/1.5 (+1)	1,620 (+1%)	16mo	$100,000	$62	47
907 Block St	0.73mi	4/2.0 (+1)	1,562 (-3%)	22mo	$157,000	$101	33
921 S Cleveland St	0.73mi	4/2.0 (+1)	1,780 (+10%)	23mo	$210,000	$118	20

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,268
• Equity at exit: $16,334

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $25,448
• Equity at exit: $9,472

Cash invested: $30,673 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $299

Break-even live

Break-even rent $813

Max offer price $109,548

Occupancy floor 70%

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: $27,387
• Closing costs: $3,286
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $20,000 Active 246 DOM
2. 2026-06-18
   days on market $20,000 Active 245 DOM
3. 2026-06-17
   days on market $20,000 Active 244 DOM
4. 2026-06-16
   days on market $20,000 Active 243 DOM
5. 2026-06-15
   days on market $20,000 Active 242 DOM
6. 2026-06-14
   days on market $20,000 Active 240 DOM
7. 2026-06-12
   days on market $20,000 Active 239 DOM
8. 2026-06-09
   days on market $20,000 Active 236 DOM
9. 2026-06-08
   days on market $20,000 Active 235 DOM
10. 2026-06-07
    days on market $20,000 Active 234 DOM
11. 2026-06-07
    days on market $20,000 Active 233 DOM
12. 2026-06-04
    days on market $20,000 Active 230 DOM
13. 2026-06-02
    days on market $20,000 Active 229 DOM
14. 2026-06-01
    days on market $20,000 Active 228 DOM
15. 2026-05-31
    days on market $20,000 Active 227 DOM
16. 2026-05-31
    days on market $20,000 Active 226 DOM
17. 2026-05-15
    price $20,000
18. 2026-05-14
    price $20,000 558-char remark

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

19. 2026-02-13
    price $25,000

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

20. 2026-02-13
    price $25,000 558-char remark

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

21. 2025-12-23
    price $32,000

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

22. 2025-12-23
    price $32,000 558-char remark

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

23. 2025-11-21
    price $42,000
24. 2025-11-20
    price $42,000 558-char remark

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

25. 2025-10-15
    listed $52,000 Active 558-char remark

    Show marketing remark (558 chars)

    WYNNE, AR. .. family home $20,000!! 3BR 1 full bath, appx 1,611 sf, frame ext, carport on back side; close to all amenities in Wynne with easy travel to Memphis, Brinkley even Hot Springs for larger amenities such as shopping, restaurants, family activities including Magic Springs, Gallery Walk downtown & Oaklawn Racing/Casino in Hot Springs; needs work and is being sold occupied; there will be no buyer inspections or buyer contact with the occupants!!! list price reflects needed work and being sold AS-IS; next auction date: 01-05-26 to 01-07--26

26. 2025-10-14
    listed $52,000 New Listing

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $266 · $22/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 13% 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: $14,304
• − Mortgage interest: −$6,136
• − Property taxes: −$266
• − Insurance: −$548
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,187
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $3,142/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynne, AR
• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

-61.5% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $20,000 CARMLS
• 2026-05-14 Price Changed $20,000 HSBOR
• 2026-02-13 Price Changed $25,000 CARMLS
• 2026-02-13 Price Changed $25,000 HSBOR
• 2025-12-23 Price Changed $32,000 CARMLS
• 2025-12-23 Price Changed $32,000 HSBOR
• 2025-11-21 Price Changed $42,000 CARMLS
• 2025-11-20 Price Changed $42,000 HSBOR
• 2025-10-15 Listed $52,000 HSBOR
• 2025-10-14 Listed $52,000 CARMLS