600 E 2nd St · Hartford, AR 72938

$1

1 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 28 Days on market

9,535 sqft lot ↓ 19% since listing

---

Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Auction 4/12/19 at 1 pm. Great fixer-upper on corner lot. This 1 bedroom home has room to grow with room upstairs for another bedroom, dining room & more. Needs remodeling, but will make a great flip house. 10% buyer's premium

Key facts

• Partially remodeled
• Flexible floorplan
• Corner lot

Tags

• CORNER LOT
• PARTIALLY REMODELED
• FLEXIBLE FLOORPLAN
• ADDITIONAL ADJOINING LOT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Septic tank
• Home design: Single family house; Two stories
• Construction: Vinyl siding
• Exterior features: Front porch; Chain link and wire fencing; Metal roof; Corner lot; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Gas water heater
• Flooring: Laminate; Simulated wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Storage
• Laundry & utility: Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $100,584 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $1).

Location & tenants

• Location reads 73/100 on livability (#19 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hackett School District (rural): math 24% / reading 29% proficiency, ranked #173 of 238 in AR (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hackett Elementary School (math 24% / reading 16%, grade F, #376 of 454 statewide, top 84%, 493 students, 100% FRL); Hackett High School (math 24% / reading 40%, grade F, #119 of 292 statewide, top 43%, 327 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($695 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• Watch-outs: property tax is 150876.0% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $100,584
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 2nd St	0.05mi	2/1.0 (+1)	1,164 (+15%)	18mo	$115,000	$99	54

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: 8.4%
• Equity multiple: 1.48×
• Total profit: $13,523
• Equity at exit: $45,227

10-year hold

• IRR: 11.0%
• Equity multiple: 2.64×
• Total profit: $46,223
• Equity at exit: $69,700

Cash invested: $28,164 (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 72938

• Active inventory: 20

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$527
• Tax est. 1.5%: −$126 /mo · $1,509/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $22

Break-even live

Break-even rent $880

Max offer price $100,584

Occupancy floor 93%

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: $25,146
• Closing costs: $3,018
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   listed $1 Active
2. 2019-04-29
   soldstatus $7,260 232-char remark

   Show marketing remark (232 chars)

   Auction 4/12/19 at 1 pm. Great fixer-upper on corner lot. This 1 bedroom home has room to grow with room upstairs for another bedroom, dining room & more. Needs remodeling, but will make a great flip house. 10% buyer's premium

3. 2019-03-19
   listed $7,260 232-char remark

   Show marketing remark (232 chars)

   Auction 4/12/19 at 1 pm. Great fixer-upper on corner lot. This 1 bedroom home has room to grow with room upstairs for another bedroom, dining room & more. Needs remodeling, but will make a great flip house. 10% buyer's premium

4. 2008-06-23
   soldstatus $28,000
5. 2004-04-29
   soldstatus $9,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 8 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,891
• − Mortgage interest: −$5,634
• − Property taxes: −$1,509
• − Insurance: −$503
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$2,926
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $604/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: Hackett School District
• NCES district ID: 0507170
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 29% ▼ -17.00%
• Median HH income: $42,751
• Composite: 22.59/100
• National rank: #8071
• State rank: #173 of 238 in AR

Livability — Hartford

• Score: 73/100
• State rank: #19
• US rank: #5529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, AR
• Population (ZIP): 1,177

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 3% Lithuanian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 92% English-only · Other Asian/Pacific 8%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-19.3% since first listed

5 events — show timeline

• 2026-04-29 Listed $1 WRVBOR
• 2019-04-29 Sold (MLS) $7,260 WRVBOR
• 2019-03-19 Listed $7,260 WRVBOR
• 2008-06-23 Sold (Public Records) $28,000 Public Records
• 2004-04-29 Sold (Public Records) $9,000 Public Records

Property tax history

+0.2%/yr

Latest (2018): $211 · +0.0% YoY. Source: county tax records.