70 S C St · Pottsville, AR 72858

$159,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 120 Days on market

Built 1964 0.34 ac lot Est $208k · 24% 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
• Cash flow +8.1/30.0
• Appreciation +7.4/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Looking for a very affordable home that's walking distance to the Pottsville Elementary School to call your own? Take a look at this 3 bedroom 2 bathroom home with a very spacious backyard to enjoy. Book your private showing today.

Key facts

• Large backyard
• Functional layout
• Fresh interior paint

Tags

• LARGE BACKYARD
• WOOD PRIVACY FENCE
• NEWLY REMODELED BATHROOMS
• FRESH INTERIOR PAINT
• NEW LAMINATE FLOORING
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Monthly association fee; Near schools

Exterior

• Parking: Attached carport (1 covered space); No driveway
• Utilities: Electricity available; Natural gas available; High-speed internet available
• Home design: Single-story; Entry on crawlspace; Vinyl siding; Architectural shingle roof
• Construction: Vinyl siding construction; Crawlspace foundation; Built with architectural shingle roof
• Exterior features: Deck; Storage structure; Unpaved driveway; Back yard wood privacy fencing; Cleared, level, open city lot; Public road frontage; Paved road surface

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Bonus room
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Window treatments; Double pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (24.7% below list).
• Recommended offer: $120k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#61 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pottsville School District (rural): math 55% / reading 54% proficiency, ranked #8 of 238 in AR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.8% local appreciation)).
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,672 (24.7% 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 120 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $207,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Fox Creek Ct	0.71mi	3/2.0	1,292 (-7%)	10mo	$195,000	$151	47
8 Fox Creek Ct	0.67mi	3/2.0	1,514 (+9%)	16mo	$218,000	$144	40
1 Fox Creek Ct	0.72mi	3/2.0	1,456 (+5%)	24mo	$219,000	$150	38

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

Projected returns pro-forma

4.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.57×
• Total profit: $25,265
• Equity at exit: $88,370

10-year hold

• IRR: 10.7%
• Equity multiple: 2.92×
• Total profit: $85,676
• Equity at exit: $151,100

Cash invested: $44,520 (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 72858

• Home prices YoY: 1.9%
• Active inventory: 20
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-153

Break-even live

Break-even rent $1,391

Max offer price $136,802

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-98	+0% $-153	+5% $-208	+10% $-263
Rent	-10% $-248	-5% $-201	+0% $-153	+5% $-106	+10% $-59
Rate	-1.0pp $-73	-0.5pp $-113	base $-153	+0.5pp $-195	+1.0pp $-237

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $159,000 Pending 120 DOM
2. 2026-06-05
   days on market $159,000 Active 119 DOM
3. 2026-06-03
   days on market $159,000 Active 118 DOM
4. 2026-06-02
   days on market $159,000 Active 117 DOM
5. 2026-06-01
   days on market $159,000 Active 116 DOM
6. 2026-05-31
   days on market $159,000 Active 115 DOM
7. 2026-05-30
   days on market $159,000 Active 114 DOM
8. 2026-04-27
   price $159,000
9. 2026-04-13
   price $169,000
10. 2026-04-07
    price $175,000
11. 2026-02-24
    price $178,000
12. 2026-02-05
    listed $185,000 Active
13. 2024-08-02
    soldstatus $140,000
14. 2024-08-01
    soldstatus $140,000 231-char remark

    Show marketing remark (27 chars)

    Sold before entering CARMLS

15. 2024-08-01
    soldstatus $140,000 27-char remark

    Show marketing remark (27 chars)

    Sold before entering CARMLS

16. 2024-07-30
    listed $135,000 27-char remark

    Show marketing remark (27 chars)

    Sold before entering CARMLS

17. 2024-06-01
    listed $135,000 231-char remark

    Show marketing remark (231 chars)

    Looking for a very affordable home that's walking distance to the Pottsville Elementary School to call your own? Take a look at this 3 bedroom 2 bathroom home with a very spacious backyard to enjoy. Book your private showing today.

18. 2015-09-16
    soldstatus $80,000
19. 2015-09-11
    soldstatus $80,000
20. 2015-03-21
    listed $82,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,361
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$4,625
• Taxable loss: −$4,649
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $-725/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: Pottsville School District
• NCES district ID: 0511700
• Math proficiency: 55% ▼ -13.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $46,088
• Composite: 46.15/100
• National rank: #2501
• State rank: #8 of 238 in AR

Livability — Pottsville

• Score: 69/100
• State rank: #61
• US rank: #8229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottsville, AR
• Population (ZIP): 2,917

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.82%
• Current HPI: 260.631
• 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

+91.8% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $159,000 NWARMLS
• 2026-04-13 Price Changed $169,000 NWARMLS
• 2026-04-07 Price Changed $175,000 NWARMLS
• 2026-02-24 Price Changed $178,000 NWARMLS
• 2026-02-05 Listed $185,000 NWARMLS
• 2024-08-02 Sold (Public Records) $140,000 Public Records
• 2024-08-01 Sold (MLS) $140,000 CARMLS
• 2024-08-01 Sold (MLS) $140,000 NWARMLS
• 2024-07-30 Listed $135,000 CARMLS
• 2024-06-01 Listed $135,000 NWARMLS
• 2015-09-16 Sold (Public Records) $80,000 Public Records
• 2015-09-11 Sold (MLS) $80,000 NWARMLS
• 2015-03-21 Listed $82,900 NWARMLS

Property tax history

-35.1%/yr

Latest (2025): $12 · -89.2% YoY. Source: county tax records.