500 Church St · Stamps, AR 71860

$93,000

3 bd · 2.0 ba · 2,125 sqft · SingleFamily public records · 168 Days on market

Built 1910 $44/sqft · at area comps Est $90k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +6.6/10.0
• ARV discount +6.1/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Stamps, Arkansas was developed late in the nineteenth century as a lumber town situated on the railroad. The childhood hometown of Maya Angelou, Stamps was one of the more prosperous cities of southwestern Arkansas in the late twentieth century. Abstracts show this early 1900s brick home, located at the corner of Church and Opera streets, was at the heart of the town's growth. Original city plats began nearby and the abstract notes when the town streets, built by the lumber company, were deeded to the city. The town's century-old American Gothic Presbyterian Church is across the street. The original deed shows that crops grown on the property at 500 Church Street were granted permission to be sold to the growing Bodcaw Lumber yellow pine mill operations and later the Kelly Drug Store operated as a town pharmacy from the home. Three families have lived in the home and the historic Magnolia tree, identified by local specialists, is possibly as old as the home. The original charm remains to allow the next homeowner a chance to make it their own. Recent updates include significant masonry repairs to brick exterior, a new roof featuring architectural style shingles with ridge vents, new water and gas lines, electrical updates, new base cabinets in the kitchen, new period appropriate porcelain tile flooring & new pedestal bathroom sinks & new efficient plumbing faucets and toilets in both bathrooms, and more. Based on the history and style of the home, the home is worth pursuing National Registry Status, which could enable state and federal tax credits. Additional energy efficient upgrades may be eligible through Entergy Arkansas, the local electric utility provider. Also, the home includes the original enclosure of a garage apartment. While the apartment has been removed, the garage simply needs a new roof and would make a perfect detached building, she-shed or workshop. Home for sale "as-is". Showings available on Saturdays, upon request. Investors - Homeowner selling childhood home. Only third family to own home since it was originally built. The family has owned the home since 1972. At a glance home updates include: • Significant masonry repairs to the exterior in 2025 • New roof - architectural shingles with ridge vents - installed in late 2023 by Hostetler Roofing • New water lines • New gas lines • Upgraded electrical. • New ceiling fans installed - six total • New porcelain tile flooring (period appropriate) in both bathrooms • New water efficient toilets in both bathrooms, new pedestal sinks in both bathrooms • New shaker style base cabinets in kitchen sink area • Original oak hardwood flooring - sanded - ready for your stain selection.

Key facts

• Electrical updates
• Brick home
• New gas lines

Tags

• BRICK HOME
• HISTORIC MAGNOLIA TREE
• NEW ROOF
• NEW WATER LINES
• NEW GAS LINES
• ELECTRICAL UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#263 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B; Watch: schools F, amenities F, commute F.
• Lafayette County School District (rural): math 9% / reading 16% proficiency, ranked #227 of 238 in AR (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($643 loan paydown + $3k appreciation (3.1% local appreciation)).
• Lafayette County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 168 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $90,116
• List price: $93,000
• Delta: 3.20%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.34×
• Total profit: $34,783
• Equity at exit: $42,380

10-year hold

• IRR: 24.2%
• Equity multiple: 4.49×
• Total profit: $90,793
• Equity at exit: $65,753

Cash invested: $26,040 (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 71860

• Home prices YoY: 3.4%
• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $362

Break-even live

Break-even rent $712

Max offer price $93,000

Occupancy floor 64%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-12-10
   status Active 2762-char remark

   Show marketing remark (2762 chars)

   Stamps, Arkansas was developed late in the nineteenth century as a lumber town situated on the railroad. The childhood hometown of Maya Angelou, Stamps was one of the more prosperous cities of southwestern Arkansas in the late twentieth century. Abstracts show this early 1900s brick home, located at the corner of Church and Opera streets, was at the heart of the town's growth. Original city plats began nearby and the abstract notes when the town streets, built by the lumber company, were deeded to the city. The town's century-old American Gothic Presbyterian Church is across the street. The original deed shows that crops grown on the property at 500 Church Street were granted permission to be sold to the growing Bodcaw Lumber yellow pine mill operations and later the Kelly Drug Store operated as a town pharmacy from the home. Three families have lived in the home and the historic Magnolia tree, identified by local specialists, is possibly as old as the home. The original charm remains to allow the next homeowner a chance to make it their own. Recent updates include significant masonry repairs to brick exterior, a new roof featuring architectural style shingles with ridge vents, new water and gas lines, electrical updates, new base cabinets in the kitchen, new period appropriate porcelain tile flooring & new pedestal bathroom sinks & new efficient plumbing faucets and toilets in both bathrooms, and more. Based on the history and style of the home, the home is worth pursuing National Registry Status, which could enable state and federal tax credits. Additional energy efficient upgrades may be eligible through Entergy Arkansas, the local electric utility provider. Also, the home includes the original enclosure of a garage apartment. While the apartment has been removed, the garage simply needs a new roof and would make a perfect detached building, she-shed or workshop. Home for sale "as-is". Showings available on Saturdays, upon request. Investors - Homeowner selling childhood home. Only third family to own home since it was originally built. The family has owned the home since 1972. At a glance home updates include: • Significant masonry repairs to the exterior in 2025 • New roof - architectural shingles with ridge vents - installed in late 2023 by Hostetler Roofing • New water lines • New gas lines • Upgraded electrical. • New ceiling fans installed - six total • New porcelain tile flooring (period appropriate) in both bathrooms • New water efficient toilets in both bathrooms, new pedestal sinks in both bathrooms • New shaker style base cabinets in kitchen sink area • Original oak hardwood flooring - sanded - ready for your stain selection.

2. 2025-09-02
   historical 2762-char remark

   Show marketing remark (2762 chars)

   Stamps, Arkansas was developed late in the nineteenth century as a lumber town situated on the railroad. The childhood hometown of Maya Angelou, Stamps was one of the more prosperous cities of southwestern Arkansas in the late twentieth century. Abstracts show this early 1900s brick home, located at the corner of Church and Opera streets, was at the heart of the town's growth. Original city plats began nearby and the abstract notes when the town streets, built by the lumber company, were deeded to the city. The town's century-old American Gothic Presbyterian Church is across the street. The original deed shows that crops grown on the property at 500 Church Street were granted permission to be sold to the growing Bodcaw Lumber yellow pine mill operations and later the Kelly Drug Store operated as a town pharmacy from the home. Three families have lived in the home and the historic Magnolia tree, identified by local specialists, is possibly as old as the home. The original charm remains to allow the next homeowner a chance to make it their own. Recent updates include significant masonry repairs to brick exterior, a new roof featuring architectural style shingles with ridge vents, new water and gas lines, electrical updates, new base cabinets in the kitchen, new period appropriate porcelain tile flooring & new pedestal bathroom sinks & new efficient plumbing faucets and toilets in both bathrooms, and more. Based on the history and style of the home, the home is worth pursuing National Registry Status, which could enable state and federal tax credits. Additional energy efficient upgrades may be eligible through Entergy Arkansas, the local electric utility provider. Also, the home includes the original enclosure of a garage apartment. While the apartment has been removed, the garage simply needs a new roof and would make a perfect detached building, she-shed or workshop. Home for sale "as-is". Showings available on Saturdays, upon request. Investors - Homeowner selling childhood home. Only third family to own home since it was originally built. The family has owned the home since 1972. At a glance home updates include: • Significant masonry repairs to the exterior in 2025 • New roof - architectural shingles with ridge vents - installed in late 2023 by Hostetler Roofing • New water lines • New gas lines • Upgraded electrical. • New ceiling fans installed - six total • New porcelain tile flooring (period appropriate) in both bathrooms • New water efficient toilets in both bathrooms, new pedestal sinks in both bathrooms • New shaker style base cabinets in kitchen sink area • Original oak hardwood flooring - sanded - ready for your stain selection.

3. 2025-08-25
   listed $93,000 Active 2762-char remark

   Show marketing remark (2762 chars)

   Stamps, Arkansas was developed late in the nineteenth century as a lumber town situated on the railroad. The childhood hometown of Maya Angelou, Stamps was one of the more prosperous cities of southwestern Arkansas in the late twentieth century. Abstracts show this early 1900s brick home, located at the corner of Church and Opera streets, was at the heart of the town's growth. Original city plats began nearby and the abstract notes when the town streets, built by the lumber company, were deeded to the city. The town's century-old American Gothic Presbyterian Church is across the street. The original deed shows that crops grown on the property at 500 Church Street were granted permission to be sold to the growing Bodcaw Lumber yellow pine mill operations and later the Kelly Drug Store operated as a town pharmacy from the home. Three families have lived in the home and the historic Magnolia tree, identified by local specialists, is possibly as old as the home. The original charm remains to allow the next homeowner a chance to make it their own. Recent updates include significant masonry repairs to brick exterior, a new roof featuring architectural style shingles with ridge vents, new water and gas lines, electrical updates, new base cabinets in the kitchen, new period appropriate porcelain tile flooring & new pedestal bathroom sinks & new efficient plumbing faucets and toilets in both bathrooms, and more. Based on the history and style of the home, the home is worth pursuing National Registry Status, which could enable state and federal tax credits. Additional energy efficient upgrades may be eligible through Entergy Arkansas, the local electric utility provider. Also, the home includes the original enclosure of a garage apartment. While the apartment has been removed, the garage simply needs a new roof and would make a perfect detached building, she-shed or workshop. Home for sale "as-is". Showings available on Saturdays, upon request. Investors - Homeowner selling childhood home. Only third family to own home since it was originally built. The family has owned the home since 1972. At a glance home updates include: • Significant masonry repairs to the exterior in 2025 • New roof - architectural shingles with ridge vents - installed in late 2023 by Hostetler Roofing • New water lines • New gas lines • Upgraded electrical. • New ceiling fans installed - six total • New porcelain tile flooring (period appropriate) in both bathrooms • New water efficient toilets in both bathrooms, new pedestal sinks in both bathrooms • New shaker style base cabinets in kitchen sink area • Original oak hardwood flooring - sanded - ready for your stain selection.

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $595 · $50/mo
• Expected delta: +$161/yr (+$13/mo · 37.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,052
• − Mortgage interest: −$5,209
• − Property taxes: −$434
• − Insurance: −$465
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,705
• Taxable income: $2,989
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $3,632/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: Lafayette County School District
• NCES district ID: 0500065
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 16% ▼ -7.00%
• Median HH income: $28,744
• Composite: 9.64/100
• National rank: #9840
• State rank: #227 of 238 in AR

Livability — Stamps

• Score: 60/100
• State rank: #263
• US rank: #18945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamps, AR
• Population (ZIP): 1,966

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 5,990 people
• By 2030: 5,452 · -9.0%
• By 2040: 4,482 · -25.2%
• By 2050: 3,625 · -39.5%
• By 2075: 2,352 · -60.7%
• By 2100: 1,830 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 45% White 41% Two or more races 10% Asian 4%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · Other Asian/Pacific 4% Spanish 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+38.3) · D 30.0% · R 68.3% · Other 1.6%
• 2008→2024 swing: -19.3pp toward R · 2008: -19.0pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+34.3 2016: R+25.5 2012: R+18.4 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 93.7072
• 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

3 events — show timeline

• 2025-12-10 Relisted — Fizber.com
• 2025-09-02 Delisted — Fizber.com
• 2025-08-25 Listed $93,000 Fizber.com

Property tax history

+28.7%/yr

Latest (2024): $434 · -8.5% YoY. Source: county tax records.