1221 Second St · Earle, AR 72331

$75,000

6 bd · 1.5 ba · 1,445 sqft · SingleFamily public records · 27 Days on market

Built 1956 $52/sqft · 303% above 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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

This property has 2 houses to be sold together AS IS. 1221 2nd street has 3 bedrooms, 2 baths with 1445 sq. ft. Kitchen, Den & Living Room. 1225 2nd Street has 3 bedrooms 2 bath with 2174 sq. ft. Photos of 1225 2nd Street are after the photos of 1221 2nd Street. Great investment opportunity or great for family. Has shared driveway & fenced yard.

Key facts

• Fenced yard
• 2 garage spots
• Built 1956

Tags

• FENCED YARD

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#275 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: crime F, amenities F, commute F.
• Earle School District (rural): math 5% / reading 8% proficiency, ranked #237 of 238 in AR (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Earle Elementary School (math 8% / reading 12%, grade F, #429 of 454 statewide, top 96%, 231 students, 100% FRL); Earle High School (math 2% / reading 8%, grade F, #287 of 292 statewide, top 100%, 204 students, 100% FRL).
• Market conditions: 11 active listings in the ZIP; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.9% local appreciation)).
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.82% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.01%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $46,594
• List price: $75,000
• Delta: 60.96%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 3.30×
• Total profit: $48,327
• Equity at exit: $37,542

10-year hold

• IRR: 38.4%
• Equity multiple: 6.61×
• Total profit: $117,799
• Equity at exit: $61,021

Cash invested: $21,000 (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 72331

• Home prices YoY: 2.7%
• Active inventory: 11
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $560

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $612	-5% $586	+0% $560	+5% $534	+10% $508
Rent	-10% $452	-5% $506	+0% $560	+5% $614	+10% $668
Rate	-1.0pp $598	-0.5pp $579	base $560	+0.5pp $541	+1.0pp $521

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending 359-char remark

   Show marketing remark (359 chars)

   This property has 2 houses to be sold together AS IS. 1221 2nd street has 3 bedrooms, 2 baths with 1445 sq. ft. Kitchen, Den & Living Room. 1225 2nd Street has 3 bedrooms 2 bath with 2174 sq. ft. Photos of 1225 2nd Street are after the photos of 1221 2nd Street. Great investment opportunity or great for family. Has shared driveway & fenced yard.

2. 2026-04-21
   listed $75,000 Active 359-char remark

   Show marketing remark (359 chars)

   This property has 2 houses to be sold together AS IS. 1221 2nd street has 3 bedrooms, 2 baths with 1445 sq. ft. Kitchen, Den & Living Room. 1225 2nd Street has 3 bedrooms 2 bath with 2174 sq. ft. Photos of 1225 2nd Street are after the photos of 1221 2nd Street. Great investment opportunity or great for family. Has shared driveway & fenced yard.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,383
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,182
• Taxable income: $5,879
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $5,312/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: Earle School District
• NCES district ID: 0505550
• Math proficiency: 5% ▼ -10.00%
• Reading proficiency: 8% ▼ -8.00%
• Median HH income: $30,778
• Composite: 4.87/100
• National rank: #10041
• State rank: #237 of 238 in AR

Livability — Earle

• Score: 60/100
• State rank: #275
• US rank: #19557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earle, AR
• City population: 2,102
• Population (ZIP): 2,102

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 58% White 24% Two or more races 18%
• Common ancestry: Iranian 3% Romanian 2% Lithuanian 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.89%
• Current HPI: 149.2146
• 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

2 events — show timeline

• 2026-05-18 Pending — EARA
• 2026-04-21 Listed $75,000 EARA

Property tax history

-0.2%/yr

Latest (2025): $22 · +0.0% YoY. Source: county tax records.