203 Bean St · Lincoln, AR 72744

$150,000

3 bd · 1.0 ba · 1,227 sqft · SingleFamily public records · 51 Days on market

Built 1935 0.53 ac lot $122/sqft · 25% below area Est $200k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.8/10.0

Listing remarks

Large lot and as is home. Home is almost gutted and needs full repair. Lot has road frontage on 2 sides as city streets and 1 other side is alley way. This lot is large and has so much potential

Key facts

• Large lot
• Road frontage
• 0.53 acre lot

Tags

• LARGE LOT
• ROAD FRONTAGE

Property features AI

Finance

• HOA & community: Monthly association fee; Near fire station

Exterior

• Parking: No driveway
• Utilities: Electricity available; Sewer available; Public water available
• Home design: Single-story residence; Vinyl siding; Architectural and shingle roof; Crawlspace foundation
• Construction: Built with vinyl siding; Architectural and shingle roof; Crawlspace foundation
• Exterior features: Porch; Outbuilding; Fenced front and back yard; Level, corner lot in the central business district; Public paved road frontage

Interior

• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement; Wood burning stove in family room; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (40.0% below list).
• Recommended offer: $90k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.3% in Lincoln — 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 60/100 on livability (#273 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Lincoln School District (rural): math 34% / reading 31% proficiency, ranked #139 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Elementary School (math 42% / reading 17%, grade F, #305 of 454 statewide, top 71%, 373 students, 70% FRL); Lincoln Middle School (math 38% / reading 32%, grade F, #122 of 201 statewide, top 61%, 400 students, 72% FRL); Lincoln New Tech High School (math 22% / reading 32%, grade F, #164 of 292 statewide, top 61%, 349 students, 65% FRL, charter).
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $150k implies a 582% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,000 (40.0% 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 51 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 13.9

CMA / ARV

• ARV (median comp): $200,356
• List price: $150,000
• Delta: -25.13%
• 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
180 Quincy Ave	0.23mi	3/2.0	1,222 (-0%)	2mo	$220,000	$180	83
107 North West Ave	0.23mi	3/1.0	1,182 (-4%)	12mo	$211,000	$179	73
303 N Main Ave	0.22mi	3/1.0	1,344 (+10%)	3mo	$168,500	$125	71
733 Applegate Ln	0.42mi	3/2.0	1,259 (+3%)	6mo	$210,000	$167	67
213 N West Ave	0.29mi	2/2.0 (-1)	1,198 (-2%)	9mo	$219,900	$184	66
315 Half St	0.46mi	2/1.5 (-1)	1,248 (+2%)	5mo	$155,000	$124	65
512 E Bean St	0.25mi	3/2.0	1,084 (-12%)	1mo	$260,000	$240	64
304 Shady St	0.34mi	3/2.0	1,141 (-7%)	6mo	$230,000	$202	63
711 Applegate Ln	0.35mi	3/2.0	1,344 (+10%)	6mo	$215,000	$160	58
595 Pleasant Tree Pl	0.55mi	3/2.0	1,112 (-9%)	1mo	$190,000	$171	54
420 Hope Ln	0.60mi	3/2.0	1,325 (+8%)	2mo	$265,000	$200	53
1012 E North St	0.61mi	2/1.0 (-1)	1,190 (-3%)	14mo	$225,000	$189	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $65,829
• Equity at exit: $135,132

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $206,238
• Equity at exit: $291,417

Cash invested: $42,000 (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 72744

• Home prices YoY: 13.0%
• Active inventory: 102
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-249

Break-even live

Break-even rent $1,215

Max offer price $106,090

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-206	+0% $-249	+5% $-291	+10% $-333
Rent	-10% $-320	-5% $-284	+0% $-249	+5% $-213	+10% $-177
Rate	-1.0pp $-173	-0.5pp $-210	base $-249	+0.5pp $-287	+1.0pp $-327

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 N Main Ave Unit 383 Lincoln, AR	3.0	2.0	1100	$900	$0.82	45d	1	0.29mi

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 51 DOM
2. 2026-06-18
   days on market $150,000 Active 48 DOM
3. 2026-06-17
   days on market $150,000 Active 47 DOM
4. 2026-06-16
   days on market $150,000 Active 46 DOM
5. 2026-06-15
   days on market $150,000 Active 45 DOM
6. 2026-06-14
   days on market $150,000 Active 43 DOM
7. 2026-06-13
   days on market $150,000 Active 42 DOM
8. 2026-06-10
   days on market $150,000 Active 40 DOM
9. 2026-06-09
   days on market $150,000 Active 39 DOM
10. 2026-06-08
    days on market $150,000 Active 38 DOM
11. 2026-06-07
    days on market $150,000 Active 37 DOM
12. 2026-06-05
    days on market $150,000 Active 34 DOM
13. 2026-06-03
    days on market $150,000 Active 33 DOM
14. 2026-06-02
    days on market $150,000 Active 32 DOM
15. 2026-06-01
    days on market $150,000 Active 31 DOM
16. 2026-05-31
    days on market $150,000 Active 30 DOM
17. 2026-05-31
    days on market $150,000 Active 29 DOM
18. 2026-05-01
    listed $150,000 Active 195-char remark
19. 1987-06-08
    soldstatus $22,000

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$8,402
• − Property taxes: −$1,325
• − Insurance: −$750
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$4,364
• Taxable loss: −$5,769
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-1,598/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: Lincoln School District
• NCES district ID: 0508940
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $36,258
• Composite: 26.98/100
• National rank: #7070
• State rank: #139 of 238 in AR

Livability — Lincoln

• Score: 60/100
• State rank: #273
• US rank: #19376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, AR
• Population (ZIP): 5,314

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 23% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 2%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 36.10%
• Current HPI: 314.677
• 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

+581.8% since first listed

2 events — show timeline

• 2026-05-01 Listed $150,000 NWARMLS
• 1987-06-08 Sold (Public Records) $22,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,325 · +0.0% YoY. Source: county tax records.