604 Greenwood Ave · Camden, AR 71701

$8,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 83 Days on market

Built 1940 0.33 ac lot ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Owner-finance available! Home will need renovations but you keep the equity once it's paid off. Home sits on a good sized corner lot and property taxes are low. Make this into your first starter home or fix quickly to add to your rental portfolio. Owner/Agent. Easy terms to finance. $500 finance fee. No interest and no prepayment penalty. 18 months for $500 to own. Closing costs included. Parcel - 732-00030-000R

Key facts

• 0.33 acre lot
• 3 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Recommended offer: $8k (6.0% below list) — sets the bar for market timing.
• Cap rate 154.9% vs local median 5.2% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairview Elementary School (591 students, 100% FRL); Camden Fairview Middle School (math 7% / reading 19%, grade F, #188 of 201 statewide, top 94%, 519 students, 99% FRL); Camden Fairview High School (math 4% / reading 17%, grade F, #271 of 292 statewide, top 93%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $59 of loan paydown is wiped out by about $255 of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $1k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 16.47% ✓
• Cap rate: 154.88%
• Cash-on-cash: 530.68%
• DSCR: 24.61
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 28.59×
• Total profit: $65,675
• Equity at exit: $1,267

10-year hold

• IRR: —
• Equity multiple: 61.33×
• Total profit: $143,580
• Equity at exit: $735

Cash invested: $2,380 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 133
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$45
• Tax from tax record: −$5 /mo · $64/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $1,053

Break-even live

Break-even rent $68

Max offer price $8,500

Occupancy floor 20%

Sensitivity live

Price	-10% $1,057	-5% $1,055	+0% $1,053	+5% $1,050	+10% $1,048
Rent	-10% $942	-5% $997	+0% $1,053	+5% $1,108	+10% $1,163
Rate	-1.0pp $1,057	-0.5pp $1,055	base $1,053	+0.5pp $1,050	+1.0pp $1,048

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: $2,125
• Closing costs: $255
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Madison Ave NE Camden, AR	1.0	1.0	650	$1,400	$2.15	45d	1	0.60mi

Listing history 15 events

1. 2026-01-28
   status Under Contract
2. 2026-01-10
   status Back on Market
3. 2025-08-28
   status Under Contract
4. 2025-08-23
   price $8,500
5. 2025-08-22
   status Price Change
6. 2025-07-01
   status Under Contract
7. 2025-06-27
   status Back on Market
8. 2025-04-07
   status Under Contract
9. 2025-04-03
   status Back on Market
10. 2025-03-27
    historical
11. 2024-06-06
    status Under Contract
12. 2024-06-04
    price $7,900
13. 2024-05-08
    price $8,250
14. 2024-04-29
    price $8,500
15. 2024-04-15
    listed $9,500 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: $64 · $5/mo
• Projected year-2 tax: $64 · $5/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$476
• − Property taxes: −$64
• − Insurance: −$42
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$247
• Taxable income: $13,282
• Est. tax owed @ 24.0%: −$3,188
• After-tax cash flow: $9,443/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

-10.5% since first listed

15 events — show timeline

• 2026-01-28 Pending — CARMLS
• 2026-01-10 Relisted — CARMLS
• 2025-08-28 Pending — CARMLS
• 2025-08-23 Price Changed $8,500 CARMLS
• 2025-08-22 Relisted — CARMLS
• 2025-07-01 Pending — CARMLS
• 2025-06-27 Relisted — CARMLS
• 2025-04-07 Pending — CARMLS
• 2025-04-03 Relisted — CARMLS
• 2025-03-27 Listing Removed — CARMLS
• 2024-06-06 Pending — CARMLS
• 2024-06-04 Price Changed $7,900 CARMLS
• 2024-05-08 Price Changed $8,250 CARMLS
• 2024-04-29 Price Changed $8,500 CARMLS
• 2024-04-15 Listed $9,500 CARMLS

Property tax history

-5.9%/yr

Latest (2025): $64 · -10.4% YoY. Source: county tax records.