302 Spring St · Beebe, AR 72012

$120,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 37 Days on market

Built 1932 0.32 ac lot $108/sqft · 21% below area Est $152k · 21% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Neat as a Pin - 3 Bedroom 1 Bath Home. Priced to sell and ideal for first-time buyers, investors, or anyone looking for a solid home at a great value. Convenient to town, schools, and daily essentials. Opportunity and affordability meet. This home checks many boxes and is centrally located to schools and downtown and a great location to reach Little Rock, Searcy, or Conway. Agents, please see remarks.

Key facts

• Convenient to town
• Centrally located
• Detached

Tags

• CONVENIENT TO TOWN
• CENTRALLY LOCATED
• DETACHED

Property features AI

Finance

• Other: Lot approximately 104' x 132' (about 0.32 acre)
• Financial info: Financing possible: conventional loan, cash, or Rural Development

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Inside city limits
• Construction: Metal/vinyl siding; 3-tab shingle roof; Crawl space foundation with piers; Approximately 1,112 square feet
• Exterior features: Deck; Porch; Outside storage area; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Refrigerator stays
• Flooring: Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection and electric dryer connection; Ceiling fans; Electric log fireplace; Sheetrock walls/ceilings
• Laundry & utility: Laundry area; Washer connection and electric dryer connection; Outside storage area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $108k (9.9% below list).
• Recommended offer: $108k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.7% in Beebe — 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 66/100 on livability (#114 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $120k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,139 (9.9% 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 10% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $151,752
• List price: $120,000
• Delta: -20.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 S Elm St	0.42mi	3/1.0	1,048 (-6%)	3mo	$151,000	$144	69
804 W Indiana Sts	0.69mi	3/1.0	1,128 (+1%)	0mo	$135,000	$120	65
615 S Elm St	0.41mi	3/1.0	1,186 (+7%)	6mo	$65,000	$55	65
930 S Fir St	0.53mi	3/2.0	1,200 (+8%)	0mo	$200,000	$167	58
704 N Cypress St	0.49mi	2/1.0 (-1)	1,022 (-8%)	5mo	$130,000	$127	55
924 S Fir St	0.53mi	3/2.0	1,200 (+8%)	4mo	$198,000	$165	54
928 S Fir St	0.53mi	3/2.0	1,200 (+8%)	5mo	$203,100	$169	54
922 S Fir St	0.53mi	3/2.0	1,200 (+8%)	5mo	$198,000	$165	54
229 Baldwin Dr	0.68mi	3/2.0	1,143 (+3%)	7mo	$170,000	$149	54
122 S Apple St	0.51mi	3/2.0	1,250 (+12%)	2mo	$202,000	$162	50
515 E Mississippi	0.61mi	3/2.0	1,204 (+8%)	7mo	$198,000	$164	48
3042 Highway 31 S	0.54mi	2/2.0 (-1)	1,260 (+13%)	6mo	$155,000	$123	39

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-10,450
• Equity at exit: $17,892

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,328
• Equity at exit: $10,375

Cash invested: $33,600 (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 72012

• Home prices YoY: -15.4%
• Active inventory: 151
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $142

Break-even live

Break-even rent $902

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N Elm St Beebe, AR	2.0	1.0	1028	$795	$0.77	23d	1	0.37mi
213 N Hickory St Beebe, AR	4.0	1.0	1380	$1,450	$1.05	23d	1	0.42mi
606 Oregon St Beebe, AR	2.0	2.0	1394	$1,095	$0.79	43d	1	0.88mi

Listing history 12 events

1. 2026-06-09
   days on market $120,000 Active 37 DOM
2. 2026-06-08
   days on market $120,000 Active 36 DOM
3. 2026-06-07
   days on market $120,000 Active 35 DOM
4. 2026-06-05
   days on market $120,000 Active 32 DOM
5. 2026-06-03
   days on market $120,000 Active 31 DOM
6. 2026-06-02
   days on market $120,000 Active 30 DOM
7. 2026-06-01
   days on market $120,000 Active 29 DOM
8. 2026-05-31
   days on market $120,000 Active 28 DOM
9. 2026-05-30
   days on market $120,000 Active 27 DOM
10. 2026-05-03
    listed $120,000 New Listing 404-char remark
11. 2007-10-23
    soldstatus $53,000
12. 2000-07-25
    soldstatus $18,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$373/yr (+$31/mo · 94.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,977
• − Mortgage interest: −$6,722
• − Property taxes: −$395
• − Insurance: −$600
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$3,491
• Taxable loss: −$307
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,779/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — Beebe

• Score: 66/100
• State rank: #114
• US rank: #11235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beebe, AR
• Population (ZIP): 13,663

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.40%
• Current HPI: 221.5962
• 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

+566.7% since first listed

4 events — show timeline

• 2026-06-12 Listing Removed — CARMLS
• 2026-05-03 Listed $120,000 CARMLS
• 2007-10-23 Sold (Public Records) $53,000 Public Records
• 2000-07-25 Sold (Public Records) $18,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $395 · +0.0% YoY. Source: county tax records.