901 SW 3rd · Atkins, AR 72823

$59,000

3 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 7 Days on market

Built 1946 0.37 ac lot

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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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS TAKE NOTICE!!! This 3 bedroom, 2 bath property offers great potential with a spacious lot and a workshop for added value. Plenty of possibilities for investors, a fixer-upper project, or those looking for extra space. Priced to sell. Don't miss this opportunity! HOME TO BE SOLD AS IS WHERE IS.

Key facts

• Spacious lot
• Workshop
• 0.37 acre lot

Tags

• SPACIOUS LOT
• WORKSHOP

Property features AI

Exterior

• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Metal/vinyl siding exterior
• Construction: Composition roof; Crawl space foundation
• Exterior features: Deck; Level lot; Paved road access; Inside city limits

Interior

• Flooring: Carpet; Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Ceiling fans
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $59k).

Location & tenants

• Location reads 59/100 on livability (#293 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools C-, amenities F, commute F.
• Atkins School District (rural): math 39% / reading 37% proficiency, ranked #93 of 238 in AR (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($408 loan paydown + $3k appreciation (5.8% local appreciation)).
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y ago 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,000

Questions for the listing agent

1. Built in 1946 — 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. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $194,224
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 SW 3rd St	0.22mi	3/2.0	1,560 (-2%)	11mo	$110,000	$71	73
806 NW 1st St	0.33mi	3/2.0	1,716 (+8%)	5mo	$32,000	$19	63
1002 NW 1st St	0.32mi	3/2.0	1,444 (-9%)	9mo	$140,000	$97	58
1405 W Main St	0.53mi	3/2.0	1,582 (-1%)	16mo	$153,500	$97	57
1010 NW 1st St	0.45mi	3/1.0	1,493 (-6%)	17mo	$96,000	$64	54
203 NW 1st St	0.54mi	3/1.0	1,792 (+13%)	1mo	$230,000	$128	53
203 NW 1st St	0.54mi	3/1.0	1,792 (+13%)	1mo	$230,000	$128	53
705 NW 1st St	0.31mi	2/1.0 (-1)	1,420 (-11%)	17mo	$193,000	$136	48
205 Avenue 4	0.43mi	3/2.5	1,432 (-10%)	12mo	$215,000	$150	47
704 NW 1st St	0.34mi	3/2.0	1,767 (+11%)	20mo	$215,900	$122	46

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

Projected returns pro-forma

5.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.64×
• Total profit: $43,611
• Equity at exit: $36,433

10-year hold

• IRR: 38.7%
• Equity multiple: 7.48×
• Total profit: $107,103
• Equity at exit: $65,510

Cash invested: $16,520 (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 72823

• Home prices YoY: 2.2%
• Active inventory: 43
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $427

Break-even live

Break-even rent $447

Max offer price $59,000

Occupancy floor 52%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   statusdays on market $59,000 Active 7 DOM
2. 2026-06-18
   days on market $59,000 New Listing 6 DOM
3. 2026-06-17
   days on market $59,000 New Listing 5 DOM
4. 2026-06-16
   days on market $59,000 New Listing 4 DOM
5. 2026-06-15
   days on market $59,000 New Listing 3 DOM
6. 2026-06-12
   remarks 304-char remark
7. 2026-06-12
   listed $59,000 New Listing 1 DOM

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $378 · $31/mo
• Expected delta: +$144/yr (+$12/mo · 61.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,858
• − Mortgage interest: −$3,305
• − Property taxes: −$233
• − Insurance: −$295
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,716
• Taxable income: $4,411
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,068/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: Atkins School District
• NCES district ID: 0502610
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $39,550
• Composite: 31.85/100
• National rank: #5873
• State rank: #93 of 238 in AR

Livability — Atkins

• Score: 59/100
• State rank: #293
• US rank: #20152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atkins, AR
• Population (ZIP): 5,980

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.82%
• Current HPI: 273.8762
• 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

+1.7% since first listed

11 events — show timeline

• 2026-06-10 Listed $59,000 CARMLS
• 2026-06-08 Listed $59,000 NWARMLS
• 2020-08-28 Sold (Public Records) $115,000 Public Records
• 2020-08-25 Sold (MLS) $115,000 NWARMLS
• 2020-05-06 Listed $115,900 NWARMLS
• 2018-06-28 Sold (Public Records) $85,100 Public Records
• 2018-06-18 Sold (MLS) $85,000 NWARMLS
• 2018-06-18 Sold (MLS) $85,000 CARMLS
• 2018-04-10 Listed $85,000 CARMLS
• 2018-01-25 Listed $89,900 NWARMLS
• 2007-09-06 Sold (Public Records) $58,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $233 · -30.0% YoY. Source: county tax records.