611 Hornbeck · Mena, AR 71953

$86,000

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 344 Days on market

Built 1940 0.52 ac lot Est $99k · 14% 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 +27.5/30.0
• ARV discount +13.6/15.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

Key facts

• New flooring
• Tiled roll-in shower
• 0.52 acre lot

Tags

• WHEELCHAIR ACCESSIBLE
• TILED ROLL-IN SHOWER
• NEWER KITCHEN CABINETS
• NEW FLOORING
• ENERGY EFFICIENT WINDOWS
• WALK IN MASTER CLOSET

Property features AI

Finance

• Other: Approx. lot dimensions 150 x 150 (0.52 acre); Square footage per courthouse records
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Satellite TV available; Private telephone service; Insulated windows; Extra insulation
• Home design: Frame exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Front porch; Outside storage area; Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Refrigerator stays
• Flooring: Carpet; Vinyl; Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Washer connection; washer stays; Dryer connection (electric); dryer stays; Electric water heater; Window treatments; Walk-in closet(s); Built-in storage; Ceiling fan(s); Walk-in shower
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.1% in Mena — 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 65/100 on livability (#142 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.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $595 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $39k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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. 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: 1.15% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $99,470
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Proft Cir	0.09mi	3/1.5 (+1)	1,028 (+1%)	13mo	$148,900	$145	76
906 Second St	0.35mi	2/1.0	983 (-3%)	9mo	$50,500	$51	71
1001 Third St	0.39mi	2/1.0	972 (-4%)	6mo	$95,000	$98	70
1107 Second St	0.30mi	1/1.0 (-1)	1,107 (+9%)	1mo	$22,500	$20	65
410 Maple Ave	0.67mi	2/1.5	1,008 (-1%)	4mo	$125,000	$124	62
710 Pine Ave	0.68mi	3/1.0 (+1)	1,020 (+0%)	2mo	$60,000	$59	61
1100 Second St	0.29mi	3/1.5 (+1)	936 (-8%)	12mo	$125,000	$134	56
911 Gillham	0.37mi	3/1.0 (+1)	888 (-12%)	11mo	$90,000	$101	48
403 First St	0.66mi	3/1.0 (+1)	960 (-5%)	19mo	$51,500	$54	39

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.37×
• Total profit: $8,903
• Equity at exit: $19,998

10-year hold

• IRR: 14.8%
• Equity multiple: 2.44×
• Total profit: $34,677
• Equity at exit: $20,357

Cash invested: $24,080 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $253

Break-even live

Break-even rent $668

Max offer price $86,000

Occupancy floor 69%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	43d	1	0.21mi
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	43d	1	0.21mi

Listing history 40 events

1. 2026-06-19
   days on market $86,000 Active 344 DOM
2. 2026-06-18
   days on market $86,000 Active 343 DOM
3. 2026-06-17
   days on market $86,000 Active 342 DOM
4. 2026-06-16
   days on market $86,000 Active 341 DOM
5. 2026-06-15
   days on market $86,000 Active 340 DOM
6. 2026-06-14
   days on market $86,000 Active 338 DOM
7. 2026-06-12
   days on market $86,000 Active 337 DOM
8. 2026-06-09
   days on market $86,000 Active 334 DOM
9. 2026-06-08
   days on market $86,000 Active 333 DOM
10. 2026-06-07
    days on market $86,000 Active 332 DOM
11. 2026-06-04
    days on market $86,000 Active 328 DOM
12. 2026-06-02
    days on market $86,000 Active 327 DOM
13. 2026-06-01
    days on market $86,000 Active 326 DOM
14. 2026-05-31
    days on market $86,000 Active 325 DOM
15. 2026-05-31
    days on market $86,000 Active 324 DOM
16. 2026-05-21
    price $86,000
17. 2026-04-30
    price $90,000
18. 2026-03-31
    price $98,000
19. 2025-09-15
    status Back on Market
20. 2025-09-12
    historical Take Backups
21. 2025-08-31
    price $110,000
22. 2025-07-10
    listed $125,000 New Listing
23. 2020-09-25
    soldstatus $68,000 Sold 499-char remark

    Show marketing remark (499 chars)

    Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

24. 2020-09-25
    soldstatus $68,000

    Show marketing remark (499 chars)

    Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

25. 2020-09-22
    status Under Contract 499-char remark

    Show marketing remark (499 chars)

    Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

26. 2020-09-10
    historical 499-char remark

    Show marketing remark (499 chars)

    Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

27. 2020-08-28
    historical Take Backups 499-char remark

    Show marketing remark (499 chars)

    Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

28. 2020-03-09
    listed $79,900 New Listing 499-char remark

    Show marketing remark (499 chars)

    Move right in and make it home! Wheelchair accessible with furniture and all appliances included. Tiled roll-in shower, new kitchen cabinets, brand new flooring in living and master, new appliances, energy efficient windows, walk in master closet, new water heater, all new blinds and window coverings, too! Extra insulation in the walls, extra wide doors for wheelchair access. Even has a newer ramp to the front porch. Carport, nice outbuilding, garden area, landscaping and fencing on a huge lot!

29. 2019-05-14
    historical
30. 2018-11-13
    listed $79,900 New Listing
31. 2018-07-27
    status Under Contract
32. 2018-07-27
    soldstatus $50,000 Sold
33. 2018-07-27
    soldstatus $50,000
34. 2018-07-09
    historical Take Backups
35. 2018-05-12
    price $62,000
36. 2018-01-25
    listed $71,500 New Listing
37. 2014-01-10
    soldstatus $46,000
38. 2014-01-10
    soldstatus $46,000
39. 2013-12-16
    historical
40. 2013-04-05
    listed $49,900

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$64/yr (+$5/mo · 13.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $11,855
• − Mortgage interest: −$4,817
• − Property taxes: −$486
• − Insurance: −$430
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,502
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,624/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+72.3% since first listed

25 events — show timeline

• 2026-05-21 Price Changed $86,000 CARMLS
• 2026-04-30 Price Changed $90,000 CARMLS
• 2026-03-31 Price Changed $98,000 CARMLS
• 2025-09-15 Relisted — CARMLS
• 2025-09-12 Contingent — CARMLS
• 2025-08-31 Price Changed $110,000 CARMLS
• 2025-07-10 Listed $125,000 CARMLS
• 2020-09-25 Sold (Public Records) $68,000 Public Records
• 2020-09-25 Sold (MLS) $68,000 CARMLS
• 2020-09-22 Pending — CARMLS
• 2020-09-10 Listing Removed — CARMLS
• 2020-08-28 Contingent — CARMLS
• 2020-03-09 Listed $79,900 CARMLS
• 2019-05-14 Listing Removed — CARMLS
• 2018-11-13 Listed $79,900 CARMLS
• 2018-07-27 Pending — CARMLS
• 2018-07-27 Sold (Public Records) $50,000 Public Records
• 2018-07-27 Sold (MLS) $50,000 CARMLS
• 2018-07-09 Contingent — CARMLS
• 2018-05-12 Price Changed $62,000 CARMLS
• 2018-01-25 Listed $71,500 CARMLS
• 2014-01-10 Sold (Public Records) $46,000 Public Records
• 2014-01-10 Sold (MLS) $46,000 CARMLS
• 2013-12-16 Listing Removed — CARMLS
• 2013-04-05 Listed $49,900 CARMLS

Property tax history

+76.9%/yr

Latest (2025): $486 · +4456.9% YoY. Source: county tax records.