1608 Archer St · Pocahontas, AR 72455

$65,900

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 14 Days on market

Built 1950 7,562 sqft lot Est $86k · 23% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This cozy 3-bedroom, 1-bath home offers charm, comfort, and excellent value. Freshly painted throughout, the home features a welcoming front porch, a functional layout, and a convenient storage shed. With 884 square feet and priced at just $75 per square foot, this property presents a rare opportunity for first-time homebuyers, investors, or anyone seeking an affordable place to call home. Move-in ready and full of character, this one is worth a look.

Key facts

• Functional layout
• 7,562 sq ft lot
• Built 1950

Tags

• WELCOMING FRONT PORCH
• FUNCTIONAL LAYOUT
• CONVENIENT STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal roof
• Exterior features: Front porch; Outbuilding on the property

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $66k).
• Cap rate 11.7% vs local median 4.6% in Pocahontas — 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 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pocahontas Junior High School (math 27% / reading 31%, grade F, #146 of 201 statewide, top 74%, 503 students, 53% FRL); Pocahontas High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 411 students, 47% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $21k; list at $66k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,900

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.33% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $85,748
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Park	0.22mi	2/1.0 (-1)	872 (-1%)	8mo	$85,000	$97	76
1105 Birdell St	0.33mi	3/1.0	936 (+6%)	7mo	$125,000	$134	69
1908 W Marr St St	0.21mi	2/1.0 (-1)	878 (-1%)	20mo	$70,000	$80	68
2001 Bledsoe St	0.28mi	2/1.0 (-1)	833 (-6%)	9mo	$93,000	$112	64
907 N Pratt St	0.46mi	2/1.0 (-1)	841 (-5%)	8mo	$35,000	$42	59
915 W Pyburn	0.41mi	2/1.0 (-1)	1,008 (+14%)	7mo	$44,000	$44	46
2229 Highway 62 W	0.41mi	3/1.0	1,015 (+15%)	14mo	$105,000	$103	44
1400 N Weible St	0.67mi	2/1.0 (-1)	768 (-13%)	18mo	$55,000	$72	27

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $8,065
• Equity at exit: $9,826

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $31,094
• Equity at exit: $5,698

Cash invested: $18,452 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 77
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $295

Break-even live

Break-even rent $502

Max offer price $65,900

Occupancy floor 61%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 W Pyburn St Pocahontas, AR	2.0	1.0	1008	$875	$0.87	43d	1	0.43mi

Listing history 12 events

1. 2026-06-19
   days on market $65,900 Active 14 DOM
2. 2026-06-18
   days on market $65,900 Active 13 DOM
3. 2026-06-17
   days on market $65,900 Active 12 DOM
4. 2026-06-16
   days on market $65,900 Active 11 DOM
5. 2026-06-15
   days on market $65,900 Active 10 DOM
6. 2026-06-14
   days on market $65,900 Active 8 DOM
7. 2026-06-12
   days on market $65,900 Active 7 DOM
8. 2026-06-09
   days on market $65,900 Active 4 DOM
9. 2026-06-08
   days on market $65,900 Active 3 DOM
10. 2026-06-07
    days on market $65,900 Active 2 DOM
11. 2026-06-07
    remarks 455-char remark
12. 2026-06-07
    listed $65,900 Active 1 DOM

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$139/yr (+$12/mo · 49.2%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,500
• − Mortgage interest: −$3,691
• − Property taxes: −$283
• − Insurance: −$330
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$1,917
• Taxable income: $2,599
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $2,912/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, AR
• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

+632.2% since first listed

8 events — show timeline

• 2026-06-05 Listed $65,900 NEABOR MLS
• 2026-03-16 Delisted — NEABOR MLS
• 2026-03-06 Listed $65,900 NEABOR MLS
• 2026-01-14 Delisted — NEABOR MLS
• 2026-01-09 Listed $65,900 NEABOR MLS
• 2016-05-13 Sold (Public Records) $21,000 Public Records
• 2012-08-13 Sold (Public Records) $23,000 Public Records
• 1989-08-01 Sold (Public Records) $9,000 Public Records

Property tax history

+8.7%/yr

Latest (2023): $283 · +7.9% YoY. Source: county tax records.