507 E Spring St · Taylor, AR 71861

$59,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 30 Days on market

Built 1947 0.28 ac lot $55/sqft · 7% above area Est $56k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• ARV discount +4.2/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS 3 BEDROOM 1 BATHROOM HOME IN TAYLOR, ARKANSAS HAS APPROXIMATELY 1092 SQUARE FEET OF IMPROVED AREA. HOME NEEDS A LITTLE TLC. HOME FEATURES NEW LUXURY VINYL PLANK FLOORS THROUGHOUT MUCH OF THE HOME. LARGE EAT IN KITCHEN-DINING ROOM HAS A BREAKFAST BAR AND SOLID PINE PANELING. EXTERIOR FEATURES VINYL SIDING, STORM WINDOWS, 3 CARPORT COVERS, 2 STORAGE BUILDINGS, FENCED BACKYARD AND ABOVE GROUND POOL

Key facts

• 3 carport covers
• Solid pine paneling
• Vinyl siding

Tags

• NEW LUXURY VINYL PLANK FLOORS
• BREAKFAST BAR
• SOLID PINE PANELING
• VINYL SIDING
• STORM WINDOWS
• 3 CARPORT COVERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#302 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Market conditions: 1 active listings in the ZIP; 14 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $527 of equity ($414 loan paydown + $113 appreciation (0.2% local appreciation)).
• Columbia County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $60k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 2.73% ✓
• Cap rate: 23.86%
• Cash-on-cash: 62.74%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (median comp): $55,836
• List price: $59,900
• Delta: 7.28%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 E Spring St	0.00mi	3/1.0	1,092 (0%)	0mo	$59,900	$55	100
509 Spring	0.01mi	2/1.0 (-1)	1,071 (-2%)	3mo	$45,000	$42	88
613 E Cleveland St	0.19mi	3/2.0	1,086 (-0%)	8mo	$130,000	$120	80
505 Hays Ave	0.33mi	2/1.0 (-1)	1,126 (+3%)	22mo	$50,000	$44	57

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

Projected returns pro-forma

0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.8%
• Equity multiple: 4.26×
• Total profit: $54,655
• Equity at exit: $17,959

10-year hold

• IRR: 66.7%
• Equity multiple: 8.64×
• Total profit: $128,072
• Equity at exit: $22,045

Cash invested: $16,772 (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 71861

• Home prices YoY: 0.1%
• Active inventory: 1
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $877

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 41%

Sensitivity live

Price	-10% $918	-5% $898	+0% $877	+5% $856	+10% $836
Rent	-10% $748	-5% $812	+0% $877	+5% $941	+10% $1,006
Rate	-1.0pp $907	-0.5pp $892	base $877	+0.5pp $861	+1.0pp $846

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 403-char remark

   Show marketing remark (403 chars)

   THIS 3 BEDROOM 1 BATHROOM HOME IN TAYLOR, ARKANSAS HAS APPROXIMATELY 1092 SQUARE FEET OF IMPROVED AREA. HOME NEEDS A LITTLE TLC. HOME FEATURES NEW LUXURY VINYL PLANK FLOORS THROUGHOUT MUCH OF THE HOME. LARGE EAT IN KITCHEN-DINING ROOM HAS A BREAKFAST BAR AND SOLID PINE PANELING. EXTERIOR FEATURES VINYL SIDING, STORM WINDOWS, 3 CARPORT COVERS, 2 STORAGE BUILDINGS, FENCED BACKYARD AND ABOVE GROUND POOL

2. 2026-04-11
   listed $59,900 Active 403-char remark

   Show marketing remark (403 chars)

   THIS 3 BEDROOM 1 BATHROOM HOME IN TAYLOR, ARKANSAS HAS APPROXIMATELY 1092 SQUARE FEET OF IMPROVED AREA. HOME NEEDS A LITTLE TLC. HOME FEATURES NEW LUXURY VINYL PLANK FLOORS THROUGHOUT MUCH OF THE HOME. LARGE EAT IN KITCHEN-DINING ROOM HAS A BREAKFAST BAR AND SOLID PINE PANELING. EXTERIOR FEATURES VINYL SIDING, STORM WINDOWS, 3 CARPORT COVERS, 2 STORAGE BUILDINGS, FENCED BACKYARD AND ABOVE GROUND POOL

3. 2010-10-13
   soldstatus $37,000
4. 1979-02-01
   soldstatus $14,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $19,608
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$1,743
• Taxable income: $10,175
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $8,081/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)

No district data.

Livability — Taylor

• Score: 59/100
• State rank: #302
• US rank: #20529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, AR
• Population (ZIP): 2,330

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 23,099 people
• By 2030: 22,536 · -2.4%
• By 2040: 21,489 · -7.0%
• By 2050: 20,536 · -11.1%
• By 2075: 20,459 · -11.4%
• By 2100: 19,797 · -14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 12% Two or more races 3%
• Common ancestry: Slovak 5% Italian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+36.5) · D 31.1% · R 67.6% · Other 1.4%
• 2008→2024 swing: -12.4pp toward R · 2008: -24.1pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.2 2016: R+26.2 2012: R+23.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.19%
• Current HPI: 261.3192
• 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

+313.1% since first listed

4 events — show timeline

• 2026-05-11 Pending — NTREIS
• 2026-04-11 Listed $59,900 NTREIS
• 2010-10-13 Sold (Public Records) $37,000 Public Records
• 1979-02-01 Sold (Public Records) $14,500 Public Records