947 Cherry St · Forrest City, AR 72335

$75,000

3 bd · 1.0 ba · 1,635 sqft · SingleFamily public records · 398 Days on market

Built 1993 8,276 sqft lot $46/sqft · at area comps Est $75k · at est.

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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
• ARV discount +7.2/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0

Listing remarks MLS

Call me today to see this home, 870.261.8653

Key facts

• 8,276 sq ft lot
• Built 1993
• Listed 397 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 9.7% in Forrest City — 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 59/100 on livability (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Francis County population projected at -21% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $75k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.66%
• DSCR: 2.28
• GRM: 5.2

CMA / ARV

• ARV (median comp): $74,569
• List price: $75,000
• Delta: 0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 Cherry	0.09mi	3/1.5	1,716 (+5%)	4mo	$80,000	$47	82
1014 Robinson St	0.12mi	4/1.5 (+1)	1,684 (+3%)	5mo	$24,500	$15	79
131 Maribeth St	0.26mi	4/2.0 (+1)	1,610 (-2%)	10mo	$172,000	$107	67
1017 Smith St Sts	0.09mi	3/1.0	1,452 (-11%)	13mo	$68,500	$47	66
735 N Rosser St	0.31mi	3/1.5	1,691 (+3%)	23mo	$15,000	$9	59
423 Laughrun Dr	0.58mi	3/1.5	1,736 (+6%)	7mo	$120,000	$69	55
824 N Izard St	0.43mi	2/2.0 (-1)	1,516 (-7%)	6mo	$5,000	$3	54
1051 N Izard St	0.43mi	3/2.0	1,733 (+6%)	16mo	$47,000	$27	52
1430 Chestnut	0.74mi	3/2.0	1,794 (+10%)	1mo	$140,000	$78	45

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $19,764
• Equity at exit: $11,183

10-year hold

• IRR: 30.9%
• Equity multiple: 3.77×
• Total profit: $58,234
• Equity at exit: $6,485

Cash invested: $21,000 (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 72335

• Home prices YoY: -4.9%
• Active inventory: 66
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $246/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $502

Break-even live

Break-even rent $563

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $75,000 Active 398 DOM
2. 2026-06-18
   days on market $75,000 Active 397 DOM
3. 2026-06-17
   days on market $75,000 Active 396 DOM
4. 2026-06-16
   days on market $75,000 Active 395 DOM
5. 2026-06-15
   days on market $75,000 Active 394 DOM
6. 2026-06-14
   days on market $75,000 Active 392 DOM
7. 2026-06-12
   days on market $75,000 Active 391 DOM
8. 2026-06-09
   days on market $75,000 Active 388 DOM
9. 2026-06-08
   days on market $75,000 Active 387 DOM
10. 2026-06-07
    days on market $75,000 Active 386 DOM
11. 2026-06-07
    days on market $75,000 Active 385 DOM
12. 2026-06-04
    days on market $75,000 Active 382 DOM
13. 2026-06-02
    days on market $75,000 Active 381 DOM
14. 2026-06-01
    days on market $75,000 Active 380 DOM
15. 2026-05-31
    days on market $75,000 Active 379 DOM
16. 2026-05-31
    days on market $75,000 Active 378 DOM
17. 2026-01-02
    status Back on Market 44-char remark

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    Call me today to see this home, 870.261.8653

18. 2026-01-01
    historical 44-char remark

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    Call me today to see this home, 870.261.8653

19. 2025-11-11
    price $75,000 44-char remark

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    Call me today to see this home, 870.261.8653

20. 2025-05-17
    price $78,000 44-char remark

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    Call me today to see this home, 870.261.8653

21. 2025-05-16
    listed $75,000 New Listing 44-char remark

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    Call me today to see this home, 870.261.8653

22. 2021-07-27
    soldstatus $48,000

ⓘ 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: $246 · $20/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$234/yr (+$20/mo · 95.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $14,379
• − Mortgage interest: −$4,201
• − Property taxes: −$246
• − Insurance: −$375
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,182
• Taxable income: $5,074
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $4,801/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

+56.2% since first listed

6 events — show timeline

• 2026-01-02 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-11-11 Price Changed $75,000 CARMLS
• 2025-05-17 Price Changed $78,000 CARMLS
• 2025-05-16 Listed $75,000 CARMLS
• 2021-07-27 Sold (Public Records) $48,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $246 · -2.2% YoY. Source: county tax records.