201 Elm St · Lake City, AR 72437

$142,000

2 bd · 1.0 ba · 1,121 sqft · SingleFamily public records · 151 Days on market

8,141 sqft lot $127/sqft · 11% above area Est $128k · 11% over

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is perfect for investors or first time home buyers! If you are looking for a cozy 2 bedroom, 1 bathroom home in Lake City, this is the home for you! A new roof was installed the first week of October, as well as, fresh interior paint and paint on exterior trim! A few other updates include new light fixtures, faucets, updated cabinets and hardware. The fenced backyard is the perfect size for children or pets to roam and to entertain friends and family. Don't miss out on this well maintained all brick home!

Key facts

• Updated cabinets
• New light fixtures
• Fresh interior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• PAINT ON EXTERIOR TRIM
• NEW LIGHT FIXTURES
• UPDATED CABINETS
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.2% in Lake City — 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 64/100 on livability (#180 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($982 loan paydown + $14k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $123k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 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?
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: 1.11% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (median comp): $128,056
• List price: $142,000
• Delta: 10.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Opal Cir	0.39mi	3/1.0 (+1)	1,121 (0%)	4mo	$133,900	$119	73
505 Maumelle St	0.14mi	3/1.0 (+1)	1,056 (-6%)	11mo	$135,000	$128	70
810 Grimes Rd	0.31mi	3/1.0 (+1)	1,121 (0%)	15mo	$129,900	$116	68
911 Grimes St	0.46mi	3/1.0 (+1)	1,121 (0%)	10mo	$85,000	$76	65
603 1/2 Lake St	0.08mi	3/1.0 (+1)	975 (-13%)	6mo	$119,000	$122	65
1005 Opal Cir	0.38mi	2/1.0	1,121 (0%)	21mo	$109,000	$97	65
105 Mead St	0.09mi	3/1.0 (+1)	1,026 (-8%)	17mo	$127,000	$124	63
1102 Estelle	0.68mi	3/1.0 (+1)	1,121 (0%)	2mo	$145,000	$129	62
1008 Catfish St	0.47mi	3/1.0 (+1)	1,121 (0%)	15mo	$135,000	$120	61
204 Catfish Dr	0.55mi	3/2.0 (+1)	1,161 (+4%)	1mo	$167,500	$144	58
1011 Opal Cir	0.38mi	3/1.0 (+1)	1,076 (-4%)	18mo	$150,000	$139	56
801 Pyland	0.43mi	3/2.0 (+1)	1,254 (+12%)	15mo	$207,000	$165	39

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

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $100,164
• Equity at exit: $127,588

10-year hold

• IRR: 27.9%
• Equity multiple: 7.96×
• Total profit: $276,574
• Equity at exit: $274,791

Cash invested: $39,760 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 34
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $364

Break-even live

Break-even rent $1,114

Max offer price $142,000

Occupancy floor 72%

Sensitivity live

Price	-10% $444	-5% $404	+0% $364	+5% $324	+10% $284
Rent	-10% $240	-5% $302	+0% $364	+5% $426	+10% $488
Rate	-1.0pp $435	-0.5pp $400	base $364	+0.5pp $327	+1.0pp $290

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	44d	1	1.41mi

Listing history 27 events

1. 2026-06-21
   days on market $142,000 Active 151 DOM
2. 2026-06-19
   days on market $142,000 Active 149 DOM
3. 2026-06-18
   days on market $142,000 Active 148 DOM
4. 2026-06-17
   days on market $142,000 Active 147 DOM
5. 2026-06-16
   days on market $142,000 Active 146 DOM
6. 2026-06-15
   days on market $142,000 Active 145 DOM
7. 2026-06-14
   days on market $142,000 Active 143 DOM
8. 2026-06-12
   days on market $142,000 Active 142 DOM
9. 2026-06-09
   days on market $142,000 Active 139 DOM
10. 2026-06-08
    days on market $142,000 Active 138 DOM
11. 2026-06-07
    days on market $142,000 Active 137 DOM
12. 2026-06-05
    days on market $142,000 Active 135 DOM
13. 2026-06-04
    days on market $142,000 Active 133 DOM
14. 2026-06-02
    days on market $142,000 Active 132 DOM
15. 2026-06-01
    days on market $142,000 Active 131 DOM
16. 2026-05-31
    days on market $142,000 Active 130 DOM
17. 2026-05-31
    days on market $142,000 Active 129 DOM
18. 2026-01-20
    listed $142,000 Active 520-char remark

    Show marketing remark (520 chars)

    This home is perfect for investors or first time home buyers! If you are looking for a cozy 2 bedroom, 1 bathroom home in Lake City, this is the home for you! A new roof was installed the first week of October, as well as, fresh interior paint and paint on exterior trim! A few other updates include new light fixtures, faucets, updated cabinets and hardware. The fenced backyard is the perfect size for children or pets to roam and to entertain friends and family. Don't miss out on this well maintained all brick home!

19. 2023-01-11
    soldstatus $122,900
20. 2023-01-10
    soldstatus $122,900 520-char remark

    Show marketing remark (520 chars)

    This home is perfect for investors or first time home buyers! If you are looking for a cozy 2 bedroom, 1 bathroom home in Lake City, this is the home for you! A new roof was installed the first week of October, as well as, fresh interior paint and paint on exterior trim! A few other updates include new light fixtures, faucets, updated cabinets and hardware. The fenced backyard is the perfect size for children or pets to roam and to entertain friends and family. Don't miss out on this well maintained all brick home!

21. 2022-10-11
    listed $124,900 520-char remark

    Show marketing remark (520 chars)

    This home is perfect for investors or first time home buyers! If you are looking for a cozy 2 bedroom, 1 bathroom home in Lake City, this is the home for you! A new roof was installed the first week of October, as well as, fresh interior paint and paint on exterior trim! A few other updates include new light fixtures, faucets, updated cabinets and hardware. The fenced backyard is the perfect size for children or pets to roam and to entertain friends and family. Don't miss out on this well maintained all brick home!

22. 2019-02-22
    soldstatus $60,000
23. 2019-02-22
    soldstatus $60,000
24. 2018-12-03
    listed $75,000
25. 2018-12-03
    listed $75,000
26. 2017-12-02
    listed $74,900
27. 2011-03-18
    soldstatus $57,000

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $917 · $76/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 · 21 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: $18,900
• − Mortgage interest: −$7,954
• − Property taxes: −$917
• − Insurance: −$710
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,131
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $3,849/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 9.97%
• Current HPI: 295.1637
• 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

+149.1% since first listed

10 events — show timeline

• 2026-01-20 Listed $142,000 NEABOR MLS
• 2023-01-11 Sold (Public Records) $122,900 Public Records
• 2023-01-10 Sold (MLS) $122,900 NEABOR MLS
• 2022-10-11 Listed $124,900 NEABOR MLS
• 2019-02-22 Sold (MLS) $60,000 NEABOR MLS
• 2019-02-22 Sold (MLS) $60,000 CARMLS
• 2018-12-03 Listed $75,000 NEABOR MLS
• 2018-12-03 Listed $75,000 CARMLS
• 2017-12-02 Listed $74,900 NEABOR MLS
• 2011-03-18 Sold (Public Records) $57,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $917 · +0.0% YoY. Source: county tax records.