218 N Oak St · Salem, AR 72576

$19,500

2 bd · 1.0 ba · 840 sqft · SingleFamily · 148 Days on market

0.40 ac lot ↓ 44% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer-upper with tons of potential! This small cottage-style home sits on a quiet, wooded lot and is ready for a full transformation. Surrounded by mature trees and natural privacy, the setting offers a peaceful, rural feel while still being accessible. The home features a simple layout, a covered front porch, and a solid footprint, an ideal canvas for a renovation or rebuild.

Key facts

• Covered front porch
• Wooded lot
• Peaceful rural feel

Tags

• WOODED LOT
• MATURE TREES
• COVERED FRONT PORCH
• PEACEFUL RURAL FEEL

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Approximately 0.4-acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $20k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.3% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $595 of equity ($135 loan paydown + $460 appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $17,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 4.35% ✓
• Cap rate: 40.32%
• Cash-on-cash: 121.52%
• DSCR: 6.41
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $97,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Oak St	0.17mi	2/1.0	884 (+5%)	22mo	$63,000	$71	65
109 Roberts St	0.56mi	2/1.0	864 (+3%)	14mo	$100,000	$116	57

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.76×
• Total profit: $36,915
• Equity at exit: $8,074

10-year hold

• IRR: —
• Equity multiple: 16.18×
• Total profit: $82,898
• Equity at exit: $11,927

Cash invested: $5,460 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$102
• Tax from tax record: −$7 /mo · $79/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $553

Break-even live

Break-even rent $148

Max offer price $19,500

Occupancy floor 30%

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $19,500 Active 148 DOM
2. 2026-06-18
   days on market $19,500 Active 147 DOM
3. 2026-06-17
   days on market $19,500 Active 146 DOM
4. 2026-06-16
   days on market $19,500 Active 145 DOM
5. 2026-06-15
   days on market $19,500 Active 144 DOM
6. 2026-06-14
   days on market $19,500 Active 142 DOM
7. 2026-06-12
   days on market $19,500 Active 141 DOM
8. 2026-06-09
   days on market $19,500 Active 138 DOM
9. 2026-06-08
   days on market $19,500 Active 137 DOM
10. 2026-06-07
    days on market $19,500 Active 136 DOM
11. 2026-06-07
    days on market $19,500 Active 135 DOM
12. 2026-06-04
    statusdays on market $19,500 Active 132 DOM
13. 2026-06-02
    days on market $19,500 Active Under Contract 131 DOM
14. 2026-06-01
    days on market $19,500 Active Under Contract 130 DOM
15. 2026-05-31
    days on market $19,500 Active Under Contract 129 DOM
16. 2026-05-31
    days on market $19,500 Active Under Contract 128 DOM
17. 2026-04-02
    historical Active Under Contract
18. 2026-01-21
    listed $19,500 Active
19. 2025-04-28
    historical
20. 2024-09-09
    status Under Contract
21. 2024-09-06
    price $20,000
22. 2024-09-05
    status Price Change
23. 2024-08-23
    historical
24. 2023-10-19
    listed $35,000 New Listing

ⓘ 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: $79 · $7/mo
• Projected year-2 tax: $125 · $10/mo
• Expected delta: +$45/yr (+$4/mo · 57.0%)

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

Taxation est. · year 1

• Rental income: $10,176
• − Mortgage interest: −$1,092
• − Property taxes: −$79
• − Insurance: −$98
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$567
• Taxable income: $6,712
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,024/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, AR
• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

-44.3% since first listed

8 events — show timeline

• 2026-04-02 Contingent — MHMLS
• 2026-01-21 Listed $19,500 MHMLS
• 2025-04-28 Listing Removed — CARMLS
• 2024-09-09 Pending — CARMLS
• 2024-09-06 Price Changed $20,000 CARMLS
• 2024-09-05 Relisted — CARMLS
• 2024-08-23 Listing Removed — CARMLS
• 2023-10-19 Listed $35,000 CARMLS

Property tax history

+8.5%/yr

Latest (2025): $79 · +5.7% YoY. Source: county tax records.