412 W Pike St · Des Arc, AR 72040

$160,000

3 bd · 2.0 ba · 1,576 sqft · SingleFamily public records · 117 Days on market

Built 1962 10,454 sqft lot Est $118k · 35% over

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Why this score? — see what drove the F 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 +10.4/30.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming 1960's home located within the city limits of a welcoming small town known for its excellent school system. This spacious 3-bedroom, 2-bath residence offers timeless character paired with key modern updates, including a newer roof and HVAC for peace of mind. Situated on a desirable corner lot, the property features a large wrap-around porch-perfect for morning coffee or evening gatherings-surrounded by mature shade trees that provide beauty and comfort year-around. With generous outdoor space and classic appeal, this home offers the perfect blend of small-town charm and everyday convenience.

Key facts

• Hvac
• Newer roof
• Wrap-around porch

Tags

• NEWER ROOF
• HVAC
• CORNER LOT
• WRAP-AROUND PORCH
• MATURE SHADE TREES
• OUTDOOR SPACE

Property features AI

Finance

• Financial info: Accepts new VA, FHA, Conventional loans, cash, and Rural Development financing

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Natural gas
• Home design: Metal/vinyl siding; Architectural shingle roof; Crawl space foundation
• Construction: Metal/Vinyl siding exterior; Crawl space foundation; Architectural shingle roof
• Exterior features: Front porch; Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove
• Bedrooms: Laundry (included as a room)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Gas water heater; Walk-in closets; Great Room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (30.3% below list).
• Recommended offer: $112k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#112 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Des Arc School District (rural): math 54% / reading 55% proficiency, ranked #9 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Des Arc Elementary School (math 57% / reading 57%, grade C+, #49 of 454 statewide, top 12%, 382 students, 72% FRL); Des Arc High School (math 52% / reading 52%, grade D+, #11 of 292 statewide, top 4%, 254 students, 70% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 1 units permitted in Prairie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Prairie County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $111,519 (30.3% 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 117 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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: 0.70% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $118,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 E Pike St	0.29mi	4/2.0 (+1)	1,647 (+4%)	20mo	$123,000	$75	57

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: 5.4%
• Equity multiple: 1.31×
• Total profit: $13,868
• Equity at exit: $71,943

10-year hold

• IRR: 8.4%
• Equity multiple: 2.27×
• Total profit: $56,777
• Equity at exit: $110,873

Cash invested: $44,800 (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 72040

• Active inventory: 7
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-84

Break-even live

Break-even rent $1,221

Max offer price $145,198

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-39	+0% $-84	+5% $-129	+10% $-174
Rent	-10% $-172	-5% $-128	+0% $-84	+5% $-40	+10% $4
Rate	-1.0pp $-3	-0.5pp $-43	base $-84	+0.5pp $-125	+1.0pp $-167

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $160,000 Active 117 DOM
2. 2026-06-18
   days on market $160,000 Active 116 DOM
3. 2026-06-17
   days on market $160,000 Active 115 DOM
4. 2026-06-16
   days on market $160,000 Active 114 DOM
5. 2026-06-15
   days on market $160,000 Active 113 DOM
6. 2026-06-14
   days on market $160,000 Active 111 DOM
7. 2026-06-12
   days on market $160,000 Active 110 DOM
8. 2026-06-09
   days on market $160,000 Active 107 DOM
9. 2026-06-08
   days on market $160,000 Active 106 DOM
10. 2026-06-07
    days on market $160,000 Active 105 DOM
11. 2026-06-05
    days on market $160,000 Active 102 DOM
12. 2026-06-03
    statusdays on market $160,000 Active 101 DOM
13. 2026-06-02
    days on market $160,000 Price Change 100 DOM
14. 2026-06-01
    days on market $160,000 Price Change 99 DOM
15. 2026-05-31
    days on market $160,000 Price Change 98 DOM
16. 2026-05-30
    days on market $160,000 Price Change 97 DOM
17. 2026-02-22
    listed $165,000 New Listing

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$315/yr (+$26/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,382
• − Mortgage interest: −$8,962
• − Property taxes: −$709
• − Insurance: −$800
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,655
• Taxable loss: −$3,885
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $-73/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: Des Arc School District
• NCES district ID: 0505190
• Math proficiency: 54% ▼ -14.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $37,633
• Composite: 45.34/100
• National rank: #2636
• State rank: #9 of 238 in AR

Livability — Des Arc

• Score: 67/100
• State rank: #112
• US rank: #11134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Arc, AR
• Population (ZIP): 2,432

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 7,361 people
• By 2030: 6,839 · -7.1%
• By 2040: 5,852 · -20.5%
• By 2050: 4,973 · -32.4%
• By 2075: 3,567 · -51.5%
• By 2100: 2,654 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Iranian 3% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+65.7) · D 16.4% · R 82.1% · Other 1.5%
• 2008→2024 swing: -31.0pp toward R · 2008: -34.8pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+61.0 2016: R+49.7 2012: R+40.6 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-02-22 Listed $165,000 CARMLS

Property tax history

+29.8%/yr

Latest (2025): $709 · +10.0% YoY. Source: county tax records.