314 E Keiser Ave · Osceola, AR 72370

$48,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 17 Days on market

Built 1981 0.37 ac lot Est $50k · 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 +9.2/15.0
• Appreciation +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Just REDUCED!!!!! UNDER CONTRACT 2-3 Bedrooms, baths home with nice location! It has a large living room, dining room and kitchen-home does need repairs. It sits on a nice lot not far from commerce. Call for more details & viewings. Subject data was obtained from county tax records. Nice lot size!

Key facts

• Generous lot
• Cash flow property
• Turnkey investment

Tags

• CASH FLOW PROPERTY
• TURNKEY INVESTMENT
• OSCEOLA LOCATION
• GENEROUS LOT

Property features AI

Exterior

• Parking: Open parking with paved driveway (no garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered porch; Wooded lot; Paved road access

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Window coverings; Crawl space basement (no finished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#238 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Osceola School District (town): math 10% / reading 13% proficiency, ranked #231 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.
• Zoned schools: Osceola Middle School (math 9% / reading 14%, grade F, #190 of 201 statewide, top 95%, 245 students, 99% FRL); Osceola High School (math 8% / reading 12%, grade F, #276 of 292 statewide, top 96%, 271 students, 99% FRL).
• Market conditions: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10 of equity ($332 loan paydown + $-322 appreciation (-0.7% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $2k; list at $48k implies a 3100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,280 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.98% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.50%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $49,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 E Elizabeth Ave	0.13mi	3/2.5	1,446 (-4%)	23mo	$30,000	$21	62
521 W Hale Ave	0.63mi	3/1.0	1,356 (-10%)	14mo	$45,000	$33	42

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

Projected returns pro-forma

-0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.88×
• Total profit: $25,279
• Equity at exit: $12,351

10-year hold

• IRR: 43.3%
• Equity multiple: 5.68×
• Total profit: $62,954
• Equity at exit: $13,633

Cash invested: $13,440 (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 72370

• Home prices YoY: -0.4%
• Active inventory: 29
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $442

Break-even live

Break-even rent $390

Max offer price $48,000

Occupancy floor 48%

Sensitivity live

Price	-10% $470	-5% $456	+0% $442	+5% $429	+10% $415
Rent	-10% $367	-5% $405	+0% $442	+5% $480	+10% $517
Rate	-1.0pp $467	-0.5pp $455	base $442	+0.5pp $430	+1.0pp $417

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Elizabeth Ave Osceola, AR	3.0	3.0	1447	$950	$0.66	3d	1	0.13mi

Listing history 13 events

1. 2026-06-21
   days on market $48,000 Active 17 DOM
2. 2026-06-19
   days on market $48,000 Active 15 DOM
3. 2026-06-18
   days on market $48,000 Active 14 DOM
4. 2026-06-17
   days on market $48,000 Active 13 DOM
5. 2026-06-16
   days on market $48,000 Active 12 DOM
6. 2026-06-15
   days on market $48,000 Active 11 DOM
7. 2026-06-14
   days on market $48,000 Active 9 DOM
8. 2026-06-12
   days on market $48,000 Active 8 DOM
9. 2026-06-09
   days on market $48,000 Active 5 DOM
10. 2026-06-08
    days on market $48,000 Active 4 DOM
11. 2026-06-07
    days on market $48,000 Active 3 DOM
12. 2026-06-07
    remarks 693-char remark
13. 2026-06-07
    listed $48,000 Active 2 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: $437 · $36/mo
• Projected year-2 tax: $437 · $36/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$2,689
• − Property taxes: −$437
• − Insurance: −$240
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,396
• Taxable income: $4,814
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $4,153/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: Osceola School District
• NCES district ID: 0510950
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $30,782
• Composite: 9.02/100
• National rank: #9878
• State rank: #231 of 238 in AR

Livability — Osceola

• Score: 61/100
• State rank: #238
• US rank: #17827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, AR
• Population (ZIP): 7,282

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.67%
• Current HPI: 178.93
• 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

+3100.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $48,000 EARA
• 2018-02-01 Sold (MLS) $1,500 CARMLS
• 2017-09-04 Listed $1,500 CARMLS

Property tax history

+7.1%/yr

Latest (2025): $437 · +7.1% YoY. Source: county tax records.