216 Stewart St · Monette, AR 72447

$60,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 181 Days on market

7,405 sqft 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

Welcome to the market this excellent flip opportunity in the quiet town of Monette! This 3 bedroom/1 Bathroom house has ample opportunity to be finished flipping and would make an excellent house for an investor or someone looking to complete this renovation! Upon completion this would make a great house for a first time home buyer or a great rental property!

Key facts

• 7,405 sq ft lot
• Garage
• Listed 181 days

Property features AI

Finance

• Financial info: Cash and in-house financing available

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Metal/vinyl siding exterior; Metal roof; Crawl space foundation; Built using conventional construction (year not provided)
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window AC units; Other heating/cooling features (see remarks)
• Interior features: Other interior features (see remarks); Walls/ceilings: other (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Buffalo Is. Central East Elem. (math 54% / reading 43%, grade D, #109 of 454 statewide, top 25%, 393 students, 64% FRL); Buffalo Is. Central Hs (math 23% / reading 32%, grade F, #161 of 292 statewide, top 56%, 338 students, 52% FRL).
• Market conditions: 13 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 ($415 loan paydown + $4k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.69% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.25%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Virginia Ave	0.34mi	3/1.0	1,160 (-1%)	7mo	$79,800	$69	76
210 Arkansas St	0.20mi	3/1.0	1,092 (-7%)	5mo	$164,900	$151	74
305 Carol Ave	0.09mi	3/2.0	1,296 (+10%)	5mo	$199,500	$154	70
303 Carol Ave	0.10mi	3/2.0	1,296 (+10%)	6mo	$219,500	$169	69
220 Stewart	0.04mi	3/2.0	1,296 (+10%)	10mo	$184,000	$142	68
601 Finch Ave	0.17mi	2/1.0 (-1)	1,173 (-0%)	22mo	$128,000	$109	68
703 Fisher	0.50mi	3/2.0	1,190 (+1%)	9mo	$155,000	$130	63
304 Fisher St	0.41mi	2/1.0 (-1)	1,200 (+2%)	11mo	$92,500	$77	63
305 Hogan Ave	0.52mi	3/1.5	1,063 (-10%)	5mo	$74,500	$70	53
108 S Hale St S	0.34mi	3/2.0	1,334 (+13%)	15mo	$179,500	$135	45
402 W Hogan Ave	0.50mi	2/1.0 (-1)	1,336 (+14%)	21mo	$24,860	$19	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 40.0%
• Equity multiple: 3.56×
• Total profit: $43,005
• Equity at exit: $37,295

10-year hold

• IRR: 37.3%
• Equity multiple: 7.32×
• Total profit: $106,182
• Equity at exit: $67,270

Cash invested: $16,800 (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: 13
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $409

Break-even live

Break-even rent $493

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $443	-5% $426	+0% $409	+5% $392	+10% $376
Rent	-10% $330	-5% $370	+0% $409	+5% $449	+10% $489
Rate	-1.0pp $440	-0.5pp $425	base $409	+0.5pp $394	+1.0pp $378

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-14
   days on market $60,000 Active 181 DOM
2. 2026-06-12
   days on market $60,000 Active 180 DOM
3. 2026-06-09
   days on market $60,000 Active 177 DOM
4. 2026-06-08
   days on market $60,000 Active 176 DOM
5. 2026-06-07
   days on market $60,000 Active 175 DOM
6. 2026-06-05
   days on market $60,000 Active 172 DOM
7. 2026-06-02
   days on market $60,000 Active 170 DOM
8. 2026-06-01
   days on market $60,000 Active 169 DOM
9. 2026-05-31
   days on market $60,000 Active 168 DOM
10. 2026-05-30
    days on market $60,000 Active 167 DOM
11. 2025-12-12
    listed $60,000 New Listing

    Show marketing remark (361 chars)

    Welcome to the market this excellent flip opportunity in the quiet town of Monette! This 3 bedroom/1 Bathroom house has ample opportunity to be finished flipping and would make an excellent house for an investor or someone looking to complete this renovation! Upon completion this would make a great house for a first time home buyer or a great rental property!

12. 2025-12-12
    listed $60,000 Active 361-char remark

    Show marketing remark (361 chars)

    Welcome to the market this excellent flip opportunity in the quiet town of Monette! This 3 bedroom/1 Bathroom house has ample opportunity to be finished flipping and would make an excellent house for an investor or someone looking to complete this renovation! Upon completion this would make a great house for a first time home buyer or a great rental property!

13. 2023-08-01
    soldstatus $35,000
14. 2023-07-28
    soldstatus $35,000 Sold 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

15. 2023-07-28
    soldstatus $35,000 Closed

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

16. 2023-06-26
    status Under Contract 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

17. 2023-06-20
    price $37,900 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

18. 2023-06-20
    price $37,900

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

19. 2023-06-06
    price $39,900 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

20. 2023-06-05
    price $39,900
21. 2023-05-31
    price $44,900 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

22. 2023-05-30
    price $44,900
23. 2023-05-23
    price $49,900 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

24. 2023-05-23
    price $49,900

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

25. 2023-05-18
    listed $54,900 Active
26. 2023-05-17
    listed $54,900 New Listing 579-char remark

    Show marketing remark (579 chars)

    Welcome to Market 216 Stewart St. of the City Park Subdivision in Monette, Arkansas within the Buffalo Island School District. Situated on a . 16 +/- acre lot is an 1,176 sf ranchette featuring three bedrooms, one full bath, kitchen, and living room. The fenced lot holds an outbuilding, storm shelter, and detached carport. Conveniently located near favorite local amenities. Priced to sell at $46 psf, with some sweat equity, this property would make an excellent home or addition to your rental portfolio. Call today to make an investment in tomorrow. Property is agent owned.

27. 2018-12-31
    soldstatus $27,000
28. 2018-11-16
    listed $35,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $600 · $50/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 9% 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: $12,138
• − Mortgage interest: −$3,361
• − Property taxes: −$600
• − Insurance: −$300
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,745
• Taxable income: $4,190
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $3,908/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

• Census place: Monette, AR
• 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

+71.4% since first listed

18 events — show timeline

• 2025-12-12 Listed $60,000 NEABOR MLS
• 2025-12-12 Listed $60,000 CARMLS
• 2023-08-01 Sold (Public Records) $35,000 Public Records
• 2023-07-28 Sold (MLS) $35,000 NEABOR MLS
• 2023-07-28 Sold (MLS) $35,000 CARMLS
• 2023-06-26 Pending — CARMLS
• 2023-06-20 Price Changed $37,900 CARMLS
• 2023-06-20 Price Changed $37,900 NEABOR MLS
• 2023-06-06 Price Changed $39,900 CARMLS
• 2023-06-05 Price Changed $39,900 NEABOR MLS
• 2023-05-31 Price Changed $44,900 CARMLS
• 2023-05-30 Price Changed $44,900 NEABOR MLS
• 2023-05-23 Price Changed $49,900 CARMLS
• 2023-05-23 Price Changed $49,900 NEABOR MLS
• 2023-05-18 Listed $54,900 NEABOR MLS
• 2023-05-17 Listed $54,900 CARMLS
• 2018-12-31 Sold (MLS) $27,000 NEABOR MLS
• 2018-11-16 Listed $35,000 NEABOR MLS

Property tax history

+30.8%/yr

Latest (2025): $600 · +0.0% YoY. Source: county tax records.