304 Eleanor St · Wynne, AR 72396

$110,000

3 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 14 Days on market

Built 1977 3,484 sqft lot Est $163k · 33% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and Budget Friendly! This 3 bedroom/1 Bath home is a great first home or excellent investment opportunity! Recently installed new floors throughout! Central HVAC! Large back yard and covered patio! Great large Den addition, Open floor plan!

Key facts

• 3,484 sq ft lot
• Built 1977
• Listed 13 days

Property features AI

Exterior

• Parking: Parking pads
• Utilities: Public water
• Home design: Brick exterior
• Construction: Metal roof; Slab/crawlspace combination foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Dishwasher
• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric cooling
• Interior features: Other flooring (see remarks)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.4% vs local median 4.5% in Wynne — 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 54/100 on livability (#427 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: crime F, amenities F, commute F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wynne Intermediate School (math 43% / reading 35%, grade F, #221 of 454 statewide, top 49%, 571 students, 67% FRL); Wynne Junior High School (math 39% / reading 40%, grade F, #92 of 201 statewide, top 50%, 563 students, 60% FRL); Wynne High School (math 22% / reading 41%, grade F, #128 of 292 statewide, top 44%, 784 students, 53% FRL).
• Market conditions: 99 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cross County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $110,000

Questions for the listing agent

1. Built in 1977 — 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 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?
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: 1.05% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $163,350
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
357 Barry St	0.06mi	3/1.5	1,520 (+2%)	1mo	$169,000	$111	90
387 Barry St	0.06mi	3/2.0	1,456 (-2%)	19mo	$150,000	$103	74
205 E Ada Ave Ave	0.42mi	4/1.5 (+1)	1,508 (+2%)	19mo	$159,000	$105	55
1833 Cindy Ln	0.08mi	3/2.5	1,272 (-14%)	24mo	$189,000	$149	47
139 Crabb Ln	0.65mi	3/2.0	1,560 (+5%)	21mo	$171,000	$110	40

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,467
• Equity at exit: $16,401

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $11,132
• Equity at exit: $9,511

Cash invested: $30,800 (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 72396

• Home prices YoY: -17.6%
• Active inventory: 99
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $194

Break-even live

Break-even rent $912

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $225	+0% $194	+5% $163	+10% $132
Rent	-10% $103	-5% $148	+0% $194	+5% $240	+10% $286
Rate	-1.0pp $250	-0.5pp $222	base $194	+0.5pp $166	+1.0pp $137

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $110,000 Active 14 DOM
2. 2026-06-18
   remarks 424-char remark
3. 2026-06-18
   days on market $110,000 Active 13 DOM
4. 2026-06-17
   days on market $110,000 Active 12 DOM
5. 2026-06-16
   days on market $110,000 Active 11 DOM
6. 2026-06-15
   days on market $110,000 Active 10 DOM
7. 2026-06-14
   days on market $110,000 Active 8 DOM
8. 2026-06-12
   statusdays on market $110,000 Active 7 DOM
9. 2026-06-09
   days on market $110,000 New Listing 4 DOM
10. 2026-06-08
    days on market $110,000 New Listing 3 DOM
11. 2026-06-07
    days on market $110,000 New Listing 2 DOM
12. 2026-06-07
    remarks 67-char remark
13. 2026-06-07
    listed $110,000 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $13,893
• − Mortgage interest: −$6,162
• − Property taxes: −$1,174
• − Insurance: −$550
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,200
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,189/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Wynne

• Score: 54/100
• State rank: #427
• US rank: #24166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynne, AR
• Population (ZIP): 12,854

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.26%
• Current HPI: 184.1112
• 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

+129.2% since first listed

11 events — show timeline

• 2026-06-05 Listed $110,000 CARMLS
• 2024-02-06 Sold (Public Records) $89,700 Public Records
• 2024-02-06 Sold (MLS) $90,000 EARA
• 2024-01-10 Pending — EARA
• 2023-12-27 Listed $89,700 EARA
• 2019-06-19 Sold (Public Records) $52,000 Public Records
• 2019-06-19 Sold (MLS) $52,000 Batesville
• 2019-06-17 Sold (MLS) $52,000 CARMLS
• 2019-05-27 Listed $52,000 Batesville
• 2019-03-21 Listed $59,500 CARMLS
• 1996-08-16 Sold (Public Records) $48,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,174 · +97.7% YoY. Source: county tax records.