107 B St · Perryville, AR 72126

$160,000

3 bd · 1.0 ba · 1,457 sqft · SingleFamily public records · 182 Days on market

Built 1975 0.48 ac lot $110/sqft · 10% below area Est $178k · 10% under

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Why this score? — see what drove the D 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).

• ARV discount +12.1/15.0
• Appreciation +8.6/10.0
• Cash flow +7.5/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Can't beat this location in Perryville!! Close to everything and has approx 153' of Highway frontage!!! Would be a fantastic commercial property OR a great starter home with tons of potential for future investment, given the location. This property features 3 bedrooms, 1.5 bathrooms and a large, fenced backyard area! There is a tall carport in the back for parking cars or camper. Major updates done to the property: new roof in 2020, HVAC outside unit is 7 years old and the floors were leveled/new sub-floors in 2015. This property is close to everything in Perryville and is in Perryville School District. It is surrounded by both residential and commercial buildings. Fiber internet is available through Connect2First. Natural gas through Summit. * * * Please note that property taxes will increase. They are currently zeroed out as a nonprofit owns this property.

Key facts

• Hvac outside unit
• Leveled floors
• Fenced backyard

Tags

• FENCED BACKYARD
• TALL CARPORT
• NEW ROOF
• HVAC OUTSIDE UNIT
• LEVELED FLOORS
• FIBER INTERNET AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (28.1% below list).
• Recommended offer: $115k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#211 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment D-.
• Perryville School District (rural): math 36% / reading 36% proficiency, ranked #112 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perryville Elementary School (math 40% / reading 35%, grade F, #225 of 454 statewide, top 50%, 475 students, 61% FRL); Perryville High School (math 32% / reading 36%, grade F, #110 of 292 statewide, top 38%, 429 students, 54% FRL).
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.2% local appreciation)).
• Perry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $160k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,042 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $178,269
• List price: $160,000
• Delta: -10.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 4th St	0.31mi	3/2.0	1,440 (-1%)	9mo	$167,500	$116	72
117 E Main St	0.09mi	3/1.5	1,400 (-4%)	20mo	$182,162	$130	71
907 Mountain Valley Dr	0.64mi	3/1.0	1,345 (-8%)	4mo	$148,500	$110	54
159 Redbud Dr	0.40mi	2/2.0 (-1)	1,512 (+4%)	15mo	$209,000	$138	53
424 Oakwood Ln	0.44mi	3/2.0	1,645 (+13%)	11mo	$255,000	$155	45

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

Projected returns pro-forma

7.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.01×
• Total profit: $45,238
• Equity at exit: $112,886

10-year hold

• IRR: 14.2%
• Equity multiple: 4.14×
• Total profit: $140,739
• Equity at exit: $216,278

Cash invested: $44,800 (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 72126

• Home prices YoY: 3.6%
• Active inventory: 33
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-197

Break-even live

Break-even rent $1,400

Max offer price $131,509

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-142	+0% $-197	+5% $-252	+10% $-307
Rent	-10% $-288	-5% $-242	+0% $-197	+5% $-151	+10% $-106
Rate	-1.0pp $-116	-0.5pp $-156	base $-197	+0.5pp $-238	+1.0pp $-281

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $160,000 Active 182 DOM
2. 2026-06-19
   days on market $160,000 Active 180 DOM
3. 2026-06-18
   days on market $160,000 Active 179 DOM
4. 2026-06-17
   days on market $160,000 Active 178 DOM
5. 2026-06-16
   days on market $160,000 Active 177 DOM
6. 2026-06-15
   days on market $160,000 Active 176 DOM
7. 2026-06-14
   days on market $160,000 Active 174 DOM
8. 2026-06-12
   days on market $160,000 Active 173 DOM
9. 2026-06-09
   days on market $160,000 Active 170 DOM
10. 2026-06-08
    days on market $160,000 Active 169 DOM
11. 2026-06-07
    days on market $160,000 Active 168 DOM
12. 2026-06-07
    days on market $160,000 Active 167 DOM
13. 2026-06-04
    days on market $160,000 Active 164 DOM
14. 2026-06-02
    days on market $160,000 Active 163 DOM
15. 2026-06-01
    days on market $160,000 Active 162 DOM
16. 2026-05-31
    days on market $160,000 Active 161 DOM
17. 2026-05-31
    days on market $160,000 Active 160 DOM
18. 2026-04-17
    price $160,000 872-char remark

    Show marketing remark (872 chars)

    Can't beat this location in Perryville!! Close to everything and has approx 153' of Highway frontage!!! Would be a fantastic commercial property OR a great starter home with tons of potential for future investment, given the location. This property features 3 bedrooms, 1.5 bathrooms and a large, fenced backyard area! There is a tall carport in the back for parking cars or camper. Major updates done to the property: new roof in 2020, HVAC outside unit is 7 years old and the floors were leveled/new sub-floors in 2015. This property is close to everything in Perryville and is in Perryville School District. It is surrounded by both residential and commercial buildings. Fiber internet is available through Connect2First. Natural gas through Summit. * * * Please note that property taxes will increase. They are currently zeroed out as a nonprofit owns this property.

19. 2025-12-19
    listed $168,000 New Listing 872-char remark

    Show marketing remark (872 chars)

    Can't beat this location in Perryville!! Close to everything and has approx 153' of Highway frontage!!! Would be a fantastic commercial property OR a great starter home with tons of potential for future investment, given the location. This property features 3 bedrooms, 1.5 bathrooms and a large, fenced backyard area! There is a tall carport in the back for parking cars or camper. Major updates done to the property: new roof in 2020, HVAC outside unit is 7 years old and the floors were leveled/new sub-floors in 2015. This property is close to everything in Perryville and is in Perryville School District. It is surrounded by both residential and commercial buildings. Fiber internet is available through Connect2First. Natural gas through Summit. * * * Please note that property taxes will increase. They are currently zeroed out as a nonprofit owns this property.

20. 2004-06-03
    soldstatus $55,000
21. 2004-01-02
    soldstatus $54,350
22. 1996-05-06
    soldstatus $65,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,805
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$4,655
• Taxable loss: −$5,221
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-1,110/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: Perryville School District
• NCES district ID: 0511340
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $40,650
• Composite: 30.29/100
• National rank: #6280
• State rank: #112 of 238 in AR

Livability — Perryville

• Score: 62/100
• State rank: #211
• US rank: #16477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryville, AR
• Population (ZIP): 3,310

Population outlook (Perry County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,483 · -3.2%
• By 2040: 8,775 · -10.4%
• By 2050: 8,058 · -17.8%
• By 2075: 6,546 · -33.2%
• By 2100: 5,068 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+57.5) · D 20.1% · R 77.6% · Other 2.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -32.5pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+53.3 2016: R+46.1 2012: R+35.4 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.19%
• Current HPI: 206.952
• 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

+146.2% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $160,000 CARMLS
• 2025-12-19 Listed $168,000 CARMLS
• 2004-06-03 Sold (Public Records) $55,000 Public Records
• 2004-01-02 Sold (Public Records) $54,350 Public Records
• 1996-05-06 Sold (Public Records) $65,000 Public Records