285 Ouachita 50 Rd · Camden, AR 71701

$139,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 66 Days on market

Built 1960 2.50 ac lot $127/sqft · 115% above area

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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).

• Cash flow +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

285 Ouachita 50 CAMDEN Arkansas 71701 This cute home is featuring 3 bedrooms and 1 bathroom. Generous living room, with a pellet stove. Dining area that will comfortably seat 4-6 people. Located just outside of town so the feel of seclusion with city amenities is at your convenience. Roof is a year old New flooring, newer carpet There are 2 storage buildings on property, one has electric run to it, and the other is ale to have electric run to it. Appliance are negotiable LENDER PRE-APPROVAL REQUIRED

Key facts

• Newer hvac system
• 2.5 acre lot
• Built 1960

Tags

• PEACEFUL RURAL SETTING
• NEWER HVAC SYSTEM
• RECENTLY ADDED SEPTIC SYSTEM

Property features AI

Finance

• Other: Approximately 2.5 acres

Exterior

• Parking: Carport
• Utilities: Public water; Septic system; Electric service via cooperative
• Home design: Block exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Rural property setting; Paved road access

Interior

• Kitchen: Free-standing stove; Dishwasher; Refrigerator included
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood-burning stove fireplace; Carpet and vinyl flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.1% below list).
• Recommended offer: $131k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.2% in Camden — 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 57/100 on livability (#364 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.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fairview Elementary School (591 students, 100% FRL); Camden Fairview Middle School (math 7% / reading 19%, grade F, #188 of 201 statewide, top 94%, 519 students, 99% FRL); Camden Fairview High School (math 4% / reading 17%, grade F, #271 of 292 statewide, top 93%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $107k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $131,435 (6.1% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $65,078
• List price: $139,900
• Delta: 114.97%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-9,592
• Equity at exit: $20,860

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $8,312
• Equity at exit: $12,096

Cash invested: $39,172 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 135
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $206

Break-even live

Break-even rent $1,053

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $286	-5% $246	+0% $206	+5% $167	+10% $127
Rent	-10% $102	-5% $154	+0% $206	+5% $258	+10% $310
Rate	-1.0pp $277	-0.5pp $242	base $206	+0.5pp $170	+1.0pp $133

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $139,900 Active 66 DOM
2. 2026-06-21
   days on market $139,900 Active 65 DOM
3. 2026-06-19
   days on market $139,900 Active 63 DOM
4. 2026-06-18
   days on market $139,900 Active 62 DOM
5. 2026-06-17
   days on market $139,900 Active 61 DOM
6. 2026-06-16
   days on market $139,900 Active 60 DOM
7. 2026-06-15
   days on market $139,900 Active 59 DOM
8. 2026-06-14
   days on market $139,900 Active 57 DOM
9. 2026-06-12
   days on market $139,900 Active 56 DOM
10. 2026-06-09
    days on market $139,900 Active 53 DOM
11. 2026-06-08
    days on market $139,900 Active 52 DOM
12. 2026-06-07
    days on market $139,900 Active 51 DOM
13. 2026-06-05
    days on market $139,900 Active 49 DOM
14. 2026-06-04
    days on market $139,900 Active 47 DOM
15. 2026-06-02
    days on market $139,900 Active 46 DOM
16. 2026-06-01
    days on market $139,900 Active 45 DOM
17. 2026-05-31
    days on market $139,900 Active 44 DOM
18. 2026-05-31
    days on market $139,900 Active 43 DOM
19. 2026-04-17
    listed $139,900 New Listing 610-char remark
20. 2022-09-29
    soldstatus $107,000 514-char remark

    Show marketing remark (514 chars)

    285 Ouachita 50 CAMDEN Arkansas 71701 This cute home is featuring 3 bedrooms and 1 bathroom. Generous living room, with a pellet stove. Dining area that will comfortably seat 4-6 people. Located just outside of town so the feel of seclusion with city amenities is at your convenience. Roof is a year old New flooring, newer carpet There are 2 storage buildings on property, one has electric run to it, and the other is ale to have electric run to it. Appliance are negotiable LENDER PRE-APPROVAL REQUIRED

21. 2022-08-22
    listed $121,000 514-char remark

    Show marketing remark (514 chars)

    285 Ouachita 50 CAMDEN Arkansas 71701 This cute home is featuring 3 bedrooms and 1 bathroom. Generous living room, with a pellet stove. Dining area that will comfortably seat 4-6 people. Located just outside of town so the feel of seclusion with city amenities is at your convenience. Roof is a year old New flooring, newer carpet There are 2 storage buildings on property, one has electric run to it, and the other is ale to have electric run to it. Appliance are negotiable LENDER PRE-APPROVAL REQUIRED

22. 2022-01-18
    soldstatus $68,000
23. 2022-01-12
    soldstatus $68,000

    Show marketing remark (676 chars)

    Country Living at it's best! This quaint little ranch style house is nestled in the woods on two acres. 3 bedrooms, 1 bath, living room, kitchen with breakfast bar and dining area, makes this home cozy and comfortable. There is a wood insert in the living room for back-up heat. A new compressor for the HVAC, a new dryer and new roof was added 2021. An 8' x 16' storage building and a barn with lean-to is on the property. Doesn't get better than the country life. Call Mary Hildreth @ [phone] or any agent at [phone] Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

24. 2021-11-28
    listed $68,900

    Show marketing remark (676 chars)

    Country Living at it's best! This quaint little ranch style house is nestled in the woods on two acres. 3 bedrooms, 1 bath, living room, kitchen with breakfast bar and dining area, makes this home cozy and comfortable. There is a wood insert in the living room for back-up heat. A new compressor for the HVAC, a new dryer and new roof was added 2021. An 8' x 16' storage building and a barn with lean-to is on the property. Doesn't get better than the country life. Call Mary Hildreth @ [phone] or any agent at [phone] Call Century 21 Campbell & Company for appointments 870-837-2121 Square Footage, Year Built and Lot Size taken from Courthouse Records.

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$414/yr (+$35/mo · 86.2%)

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

Taxation est. · year 1

• Rental income: $15,772
• − Mortgage interest: −$7,837
• − Property taxes: −$481
• − Insurance: −$700
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,070
• Taxable income: $162
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,437/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

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

• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+103.0% since first listed

6 events — show timeline

• 2026-04-17 Listed $139,900 CARMLS
• 2022-09-29 Sold (MLS) $107,000 CARMLS
• 2022-08-22 Listed $121,000 CARMLS
• 2022-01-18 Sold (Public Records) $68,000 Public Records
• 2022-01-12 Sold (MLS) $68,000 CARMLS
• 2021-11-28 Listed $68,900 CARMLS

Property tax history

+6.1%/yr

Latest (2025): $481 · +10.0% YoY. Source: county tax records.