307 N Williams St St · Monette, AR 72447

$119,900

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 34 Days on market

Built 1970 7,405 sqft lot Est $112k · 7% 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 +8.8/30.0
• Appreciation +7.9/10.0
• ARV discount +4.3/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Get ready to fall in love with this inviting 2 bedroom, 1 bathroom home tucked at the end of the street at 307 N Williams in Monette. This property offers added privacy while still being conveniently located near local amenities, with easy access to both Blytheville and Jonesboro. The outdoor space features an established garden, ideal for enjoying relaxing mornings or seasonal harvesting. A storage shed provides additional space for tools, equipment, or hobbies. Whether you are a first-time buyer or seeking an investment opportunity, this property offers both character and potential. Call today to schedule your tour.

Key facts

• Added privacy
• Established garden
• Storage shed

Tags

• ADDED PRIVACY
• ESTABLISHED GARDEN
• STORAGE SHED
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public sewer; Public water; Electric (municipal/Entergy); Natural gas
• Home design: Brick exterior; Inside city limits
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Fully fenced yard; Wood fence; Outside storage area; Level, cleared lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Wood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (22.9% below list).
• Recommended offer: $92k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#118 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Buffalo Is. Central School District (rural): math 38% / reading 37% proficiency, ranked #98 of 238 in AR (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buffalo Is. Central East Elem. (math 54% / reading 43%, grade D, #109 of 454 statewide, top 25%, 393 students, 64% FRL); Buffalo Is. Central Hs (math 23% / reading 32%, grade F, #161 of 292 statewide, top 56%, 338 students, 52% FRL).
• Market conditions: 13 active listings in the ZIP; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($829 loan paydown + $7k appreciation (5.9% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $93k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $92,406 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $111,834
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Arkansas St	0.14mi	3/1.0 (+1)	1,092 (+6%)	5mo	$164,900	$151	73
601 Finch Ave	0.07mi	2/1.0	1,173 (+14%)	22mo	$128,000	$109	54
305 Hogan Ave	0.62mi	3/1.5 (+1)	1,063 (+4%)	5mo	$74,500	$70	54
502 Virginia Ave	0.42mi	3/1.0 (+1)	1,160 (+13%)	7mo	$79,800	$69	48

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

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.82×
• Total profit: $27,557
• Equity at exit: $74,528

10-year hold

• IRR: 13.0%
• Equity multiple: 3.57×
• Total profit: $86,214
• Equity at exit: $134,428

Cash invested: $33,572 (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 72447

• Home prices YoY: 4.0%
• Active inventory: 13
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-99

Break-even live

Break-even rent $1,049

Max offer price $105,633

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-57	+0% $-99	+5% $-140	+10% $-181
Rent	-10% $-172	-5% $-135	+0% $-99	+5% $-62	+10% $-26
Rate	-1.0pp $-38	-0.5pp $-68	base $-99	+0.5pp $-130	+1.0pp $-161

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $119,900 Active 34 DOM
2. 2026-06-19
   days on market $119,900 Active 32 DOM
3. 2026-06-18
   days on market $119,900 Active 31 DOM
4. 2026-06-17
   days on market $119,900 Active 30 DOM
5. 2026-06-16
   days on market $119,900 Active 29 DOM
6. 2026-06-15
   days on market $119,900 Active 28 DOM
7. 2026-06-14
   days on market $119,900 Active 26 DOM
8. 2026-06-12
   days on market $119,900 Active 25 DOM
9. 2026-06-09
   days on market $119,900 Active 22 DOM
10. 2026-06-08
    days on market $119,900 Active 21 DOM
11. 2026-06-07
    days on market $119,900 Active 20 DOM
12. 2026-06-05
    statusdays on market $119,900 Active 17 DOM
13. 2026-06-02
    days on market $119,900 Price Change 15 DOM
14. 2026-06-01
    days on market $119,900 Price Change 14 DOM
15. 2026-05-31
    days on market $119,900 Price Change 13 DOM
16. 2026-05-30
    days on market $119,900 Price Change 12 DOM
17. 2026-05-22
    status Active 625-char remark

    Show marketing remark (625 chars)

    Get ready to fall in love with this inviting 2 bedroom, 1 bathroom home tucked at the end of the street at 307 N Williams in Monette. This property offers added privacy while still being conveniently located near local amenities, with easy access to both Blytheville and Jonesboro. The outdoor space features an established garden, ideal for enjoying relaxing mornings or seasonal harvesting. A storage shed provides additional space for tools, equipment, or hobbies. Whether you are a first-time buyer or seeking an investment opportunity, this property offers both character and potential. Call today to schedule your tour.

18. 2026-05-22
    status Back on Market

    Show marketing remark (625 chars)

    Get ready to fall in love with this inviting 2 bedroom, 1 bathroom home tucked at the end of the street at 307 N Williams in Monette. This property offers added privacy while still being conveniently located near local amenities, with easy access to both Blytheville and Jonesboro. The outdoor space features an established garden, ideal for enjoying relaxing mornings or seasonal harvesting. A storage shed provides additional space for tools, equipment, or hobbies. Whether you are a first-time buyer or seeking an investment opportunity, this property offers both character and potential. Call today to schedule your tour.

19. 2026-05-08
    historical 625-char remark

    Show marketing remark (625 chars)

    Get ready to fall in love with this inviting 2 bedroom, 1 bathroom home tucked at the end of the street at 307 N Williams in Monette. This property offers added privacy while still being conveniently located near local amenities, with easy access to both Blytheville and Jonesboro. The outdoor space features an established garden, ideal for enjoying relaxing mornings or seasonal harvesting. A storage shed provides additional space for tools, equipment, or hobbies. Whether you are a first-time buyer or seeking an investment opportunity, this property offers both character and potential. Call today to schedule your tour.

20. 2026-05-07
    status Under Contract
21. 2026-05-04
    listed $114,900 Active 625-char remark

    Show marketing remark (625 chars)

    Get ready to fall in love with this inviting 2 bedroom, 1 bathroom home tucked at the end of the street at 307 N Williams in Monette. This property offers added privacy while still being conveniently located near local amenities, with easy access to both Blytheville and Jonesboro. The outdoor space features an established garden, ideal for enjoying relaxing mornings or seasonal harvesting. A storage shed provides additional space for tools, equipment, or hobbies. Whether you are a first-time buyer or seeking an investment opportunity, this property offers both character and potential. Call today to schedule your tour.

22. 2026-05-04
    listed $114,900 New Listing

    Show marketing remark (625 chars)

    Get ready to fall in love with this inviting 2 bedroom, 1 bathroom home tucked at the end of the street at 307 N Williams in Monette. This property offers added privacy while still being conveniently located near local amenities, with easy access to both Blytheville and Jonesboro. The outdoor space features an established garden, ideal for enjoying relaxing mornings or seasonal harvesting. A storage shed provides additional space for tools, equipment, or hobbies. Whether you are a first-time buyer or seeking an investment opportunity, this property offers both character and potential. Call today to schedule your tour.

23. 2021-12-02
    soldstatus $93,000
24. 2021-11-30
    soldstatus $93,000 446-char remark

    Show marketing remark (446 chars)

    307 N Williams St. in Monette, AR! This lovely 1026 Sqft brick home sits on a city lot and has 2 bedrooms and 1 bathroom with an extra living area that could be a dining room or any number of options. The home features hardwood and tile floor coverings. A large shop is located inside the fenced in backyard and the property even has views of the cotton blooming! This home is priced to sell so call today and let's place your heart in this home!

25. 2021-11-30
    soldstatus $93,000

    Show marketing remark (446 chars)

    307 N Williams St. in Monette, AR! This lovely 1026 Sqft brick home sits on a city lot and has 2 bedrooms and 1 bathroom with an extra living area that could be a dining room or any number of options. The home features hardwood and tile floor coverings. A large shop is located inside the fenced in backyard and the property even has views of the cotton blooming! This home is priced to sell so call today and let's place your heart in this home!

26. 2021-09-23
    listed $92,900 446-char remark

    Show marketing remark (446 chars)

    307 N Williams St. in Monette, AR! This lovely 1026 Sqft brick home sits on a city lot and has 2 bedrooms and 1 bathroom with an extra living area that could be a dining room or any number of options. The home features hardwood and tile floor coverings. A large shop is located inside the fenced in backyard and the property even has views of the cotton blooming! This home is priced to sell so call today and let's place your heart in this home!

27. 2021-09-23
    listed $92,900

    Show marketing remark (446 chars)

    307 N Williams St. in Monette, AR! This lovely 1026 Sqft brick home sits on a city lot and has 2 bedrooms and 1 bathroom with an extra living area that could be a dining room or any number of options. The home features hardwood and tile floor coverings. A large shop is located inside the fenced in backyard and the property even has views of the cotton blooming! This home is priced to sell so call today and let's place your heart in this home!

28. 1993-08-20
    soldstatus $17,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $11,089
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$3,488
• Taxable loss: −$3,288
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $-394/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: Buffalo Is. Central School District
• NCES district ID: 0503710
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $39,706
• Composite: 31.45/100
• National rank: #5978
• State rank: #98 of 238 in AR

Livability — Monette

• Score: 66/100
• State rank: #118
• US rank: #11428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monette, AR
• Population (ZIP): 1,987

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 94% English-only · Spanish 6% Chinese 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: ▲ 5.89%
• Current HPI: 152.1542
• 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

+575.9% since first listed

12 events — show timeline

• 2026-05-22 Relisted — NEABOR MLS
• 2026-05-22 Relisted — CARMLS
• 2026-05-08 Delisted — NEABOR MLS
• 2026-05-07 Pending — CARMLS
• 2026-05-04 Listed $114,900 CARMLS
• 2026-05-04 Listed $114,900 NEABOR MLS
• 2021-12-02 Sold (Public Records) $93,000 Public Records
• 2021-11-30 Sold (MLS) $93,000 NEABOR MLS
• 2021-11-30 Sold (MLS) $93,000 CARMLS
• 2021-09-23 Listed $92,900 NEABOR MLS
• 2021-09-23 Listed $92,900 CARMLS
• 1993-08-20 Sold (Public Records) $17,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $37 · -66.7% YoY. Source: county tax records.