411 E Church St · Warren, AR 71671

$135,000

3 bd · 3.0 ba · 2,352 sqft · MultiFamily public records · 37 Days on market

Built 1980

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This 3bd 2bt house is move in ready. The home is well maintained and has lots of extras, including a beautifully landscaped yard and out buildings.

Key facts

• Landscaped yard
• Out buildings
• Security storm doors

Tags

• LANDSCAPED YARD
• OUT BUILDINGS
• SECURITY STORM DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $126k (6.5% below list).
• Recommended offer: $126k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#69 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Warren School District (town): math 26% / reading 21% proficiency, ranked #198 of 238 in AR (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.5% local appreciation)).
• Bradley County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,181 (6.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% 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 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.36×
• Total profit: $13,556
• Equity at exit: $49,395

10-year hold

• IRR: 10.6%
• Equity multiple: 2.35×
• Total profit: $51,209
• Equity at exit: $68,281

Cash invested: $37,800 (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 71671

• Home prices YoY: 1.3%
• Active inventory: 37
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $125

Break-even live

Break-even rent $1,104

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $135,000 Active 37 DOM
2. 2026-06-18
   days on market $135,000 Active 36 DOM
3. 2026-06-17
   days on market $135,000 Active 35 DOM
4. 2026-06-16
   days on market $135,000 Active 34 DOM
5. 2026-06-15
   days on market $135,000 Active 33 DOM
6. 2026-06-14
   days on market $135,000 Active 31 DOM
7. 2026-06-12
   days on marketlisting id $135,000 Active 30 DOM
8. 2026-06-09
   days on market $135,000 Active 14 DOM
9. 2026-06-08
   days on market $135,000 Active 13 DOM
10. 2026-06-07
    days on market $135,000 Active 12 DOM
11. 2026-06-07
    days on market $135,000 Active 11 DOM
12. 2026-06-04
    days on market $135,000 Active 8 DOM
13. 2026-06-02
    days on market $135,000 Active 7 DOM
14. 2026-06-01
    days on market $135,000 Active 6 DOM
15. 2026-05-31
    days on market $135,000 Active 5 DOM
16. 2026-05-31
    days on market $135,000 Active 4 DOM
17. 2026-05-14
    listed $135,000 Active 301-char remark
18. 2026-03-16
    historical
19. 2025-08-20
    listed $150,000 New Listing
20. 2015-10-13
    soldstatus $120,000 Sold

    Show marketing remark (147 chars)

    This 3bd 2bt house is move in ready. The home is well maintained and has lots of extras, including a beautifully landscaped yard and out buildings.

21. 2015-10-08
    status Under Contract

    Show marketing remark (147 chars)

    This 3bd 2bt house is move in ready. The home is well maintained and has lots of extras, including a beautifully landscaped yard and out buildings.

22. 2015-08-21
    historical Take Backups

    Show marketing remark (147 chars)

    This 3bd 2bt house is move in ready. The home is well maintained and has lots of extras, including a beautifully landscaped yard and out buildings.

23. 2015-08-13
    listed $120,000 New Listing

    Show marketing remark (147 chars)

    This 3bd 2bt house is move in ready. The home is well maintained and has lots of extras, including a beautifully landscaped yard and out buildings.

24. 2009-12-17
    soldstatus $80,000

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $1,296 · $108/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,142
• − Mortgage interest: −$7,562
• − Property taxes: −$1,296
• − Insurance: −$675
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,927
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,674/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: Warren School District
• NCES district ID: 0500006
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $32,986
• Composite: 19.22/100
• National rank: #8810
• State rank: #198 of 238 in AR

Livability — Warren

• Score: 69/100
• State rank: #69
• US rank: #8546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, AR
• Population (ZIP): 8,788

Population outlook (Bradley County) Hauer SSP2

• Today (2025): 10,347 people
• By 2030: 9,925 · -4.1%
• By 2040: 9,122 · -11.8%
• By 2050: 8,336 · -19.4%
• By 2075: 6,893 · -33.4%
• By 2100: 5,721 · -44.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 28% Hispanic / Latino 16% Native American 6% Two or more races 6%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 1% Serbian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Bradley

• 2024 margin: Solid R (+39.0) · D 29.9% · R 69.0% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -14.4pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+30.7 2016: R+23.4 2012: R+18.5 2008: R+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.47%
• Current HPI: 114.1937
• 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

+68.8% since first listed

8 events — show timeline

• 2026-05-14 Listed $135,000 FSBO.com
• 2026-03-16 Listing Removed — CARMLS
• 2025-08-20 Listed $150,000 CARMLS
• 2015-10-13 Sold (MLS) $120,000 CARMLS
• 2015-10-08 Pending — CARMLS
• 2015-08-21 Contingent — CARMLS
• 2015-08-13 Listed $120,000 CARMLS
• 2009-12-17 Sold (Public Records) $80,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,296 · +5.6% YoY. Source: county tax records.