924 Chitwood St · Alma, AR 72921

$130,000

3 bd · 1.5 ba · 1,133 sqft · SingleFamily public records · 28 Days on market

Built 1979 9,148 sqft lot $115/sqft · 31% above area Est $100k · 31% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Brick home nestled on a quiet street with curb appeal. This 3-bedroom, 1-bath single-family home features 1,133 square feet of living space and sits on a spacious 130x70 lot with well-maintained landscaping. Inside, you’ll find a functional layout designed for everyday living, while outside, the fully fenced backyard provides privacy and plenty of room for pets, play, or entertaining. The property also includes a versatile workshop with a lean-to—perfect for hobbies, storage, or projects—as well as a storm shelter for added peace of mind. Additional highlights include an attached carport, durable metal roof, and a classic brick exterior for low-maintenance living. Convenie

Key facts

• Durable metal roof
• Attached carport
• Storm shelter

Tags

• WELL MAINTAINED LANDSCAPING
• FULLY FENCED BACKYARD
• VERSATILE WORKSHOP
• STORM SHELTER
• ATTACHED CARPORT
• DURABLE METAL ROOF

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; Concrete parking surface
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Single family residence; One story; House; City lot; Paved public road
• Construction: Brick construction; Metal roof; Slab foundation; Built as a single-story house
• Exterior features: Covered porch; Back yard fencing; Workshop

Interior

• Kitchen: Eat-in kitchen; Range; Range hood
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Electric water heater; Range; Range hood
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $120k (7.7% below list).
• Recommended offer: $120k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.2% in Alma — 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 62/100 on livability (#223 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, amenities F, commute F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alma Primary School (701 students, 47% FRL); Alma Middle School (math 42% / reading 41%, grade F, #81 of 201 statewide, top 40%, 716 students, 44% FRL); Alma High School (math 25% / reading 38%, grade F, #128 of 292 statewide, top 44%, 1,003 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000 (7.7% below list)

Questions for the listing agent

1. Built in 1979 — 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 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: 0.92% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $99,585
• List price: $130,000
• Delta: 30.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Harris Dr	0.10mi	3/1.5	1,110 (-2%)	15mo	$135,000	$122	79
1008 Harris Dr	0.06mi	3/1.0	1,133 (0%)	23mo	$88,000	$78	76
1211 Harris Dr	0.20mi	3/2.0	1,250 (+10%)	4mo	$210,000	$168	68
254 Main St	0.31mi	3/1.0	1,213 (+7%)	5mo	$146,000	$120	68
1429 Seals St	0.35mi	3/1.5	1,227 (+8%)	7mo	$145,000	$118	64
405 Mulberry St	0.20mi	2/1.5 (-1)	1,068 (-6%)	14mo	$59,000	$55	64
1322 Harris Dr	0.30mi	3/1.0	1,036 (-9%)	9mo	$101,000	$97	62
519 London St	0.20mi	2/1.0 (-1)	1,064 (-6%)	14mo	$24,200	$23	61
1403 Seals St	0.36mi	3/1.0	1,055 (-7%)	12mo	$40,700	$39	60
1025 Henry St	0.30mi	3/1.0	968 (-15%)	11mo	$44,000	$45	50
1204 Airport Rd	0.18mi	3/2.0	1,300 (+15%)	18mo	$225,000	$173	50

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,949
• Equity at exit: $19,383

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,487
• Equity at exit: $11,240

Cash invested: $36,400 (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 72921

• Home prices YoY: -5.6%
• Active inventory: 110
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $175

Break-even live

Break-even rent $978

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $212	+0% $175	+5% $139	+10% $102
Rent	-10% $81	-5% $128	+0% $175	+5% $223	+10% $270
Rate	-1.0pp $241	-0.5pp $209	base $175	+0.5pp $142	+1.0pp $108

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Seals St Alma, AR	3.0	2.0	1396	$1,200	$0.86	25d	1	0.24mi
2021 Plum Creek Ln Unit A Alma, AR	3.0	2.0	1300	$1,200	$0.92	22d	1	1.24mi
2100 Ingalls Ln Apt C Alma, AR	3.0	2.5	1300	$1,200	$0.92	15d	1	1.36mi
2124 Ingalls Ln Apt C Alma, AR	3.0	2.5	1300	$1,200	$0.92	45d	1	1.40mi

Listing history 1 events

1. 2026-04-23
   listed $130,000 Active 799-char remark

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$392/yr (+$33/mo · 89.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,400
• − Mortgage interest: −$7,282
• − Property taxes: −$440
• − Insurance: −$650
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,782
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,119/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Alma

• Score: 62/100
• State rank: #223
• US rank: #17089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, AR
• Population (ZIP): 12,827

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 249.3307
• 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

• 2026-05-22 Pending — WRVBOR
• 2026-04-23 Listed $130,000 WRVBOR

Property tax history

+5.4%/yr

Latest (2025): $440 · -18.5% YoY. Source: county tax records.