514 W Clark · Jasper, AR 72641

$174,900

2 bd · 1.0 ba · 1,215 sqft · SingleFamily · 295 Days on market

Built 1976 Good condition 3,049 sqft lot $144/sqft · 6% below area Est $186k · 6% under ↓ 12% since listing

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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
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Condition / age +4.0/5.0
• Appreciation +3.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This 1215 SF, 2 BR, 1 BATH home is located in the quaint town of Jasper, Arkansas near the Little Buffalo River in the Ozark Mountains & Buffalo National River Region of Newton County Arkansas. This home is within walking distance to the historic Jasper Square (eating, shopping, services), Bradley Park (on the Little Buffalo River, pickle ball, swimming) & Jasper School (just across the street). There is a bonus room that could make it a 3BR. Partial basement (with walkout & access from inside) perfect for storm shelter and storage. It can only be residential or used as a medical (including chiropractor) facility. Newer HVAC, has a fireplace and maintains current termite policy. It is located in beautiful Newton County, Arkansas & near the Ozark National Forest. This central location is convenient to the best swimming holes, hiking, canoeing, wildlife photography and fishing. Other nearby outdoor activities include horseback riding, mountaineering, caving, & scenic driving. Also listed as residential MLS# 1319554.

Key facts

• Partial basement
• Bonus room
• Newer hvac

Tags

• BONUS ROOM
• PARTIAL BASEMENT
• NEWER HVAC
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.5% in Jasper — 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 62/100 on livability (#217 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Jasper School District (rural): math 33% / reading 39% proficiency, ranked #115 of 238 in AR (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Newton County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.9% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $186,453
• List price: $174,900
• Delta: -6.20%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Buffalo St	0.14mi	3/2.0 (+1)	1,223 (+1%)	2mo	$150,000	$123	82

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

Projected returns pro-forma

-2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $15,776
• Equity at exit: $26,759

10-year hold

• IRR: 17.3%
• Equity multiple: 2.44×
• Total profit: $70,365
• Equity at exit: $16,294

Cash invested: $48,972 (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 72641

• Home prices YoY: -1.5%
• Active inventory: 74
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,393 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $682

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 66%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $174,900 Active 295 DOM
2. 2026-06-18
   days on market $174,900 Active 294 DOM
3. 2026-06-17
   days on market $174,900 Active 293 DOM
4. 2026-06-16
   days on market $174,900 Active 292 DOM
5. 2026-06-15
   days on market $174,900 Active 291 DOM
6. 2026-06-14
   days on market $174,900 Active 289 DOM
7. 2026-06-12
   days on market $174,900 Active 288 DOM
8. 2026-06-09
   days on market $174,900 Active 285 DOM
9. 2026-06-08
   days on market $174,900 Active 284 DOM
10. 2026-06-07
    days on market $174,900 Active 283 DOM
11. 2026-06-05
    days on market $174,900 Active 281 DOM
12. 2026-06-04
    days on market $174,900 Active 279 DOM
13. 2026-06-02
    days on market $174,900 Active 278 DOM
14. 2026-06-01
    days on market $174,900 Active 277 DOM
15. 2026-05-31
    days on market $174,900 Active 276 DOM
16. 2026-05-31
    days on market $174,900 Active 275 DOM
17. 2026-02-23
    price $174,900 1058-char remark

    Show marketing remark (1058 chars)

    This 1215 SF, 2 BR, 1 BATH home is located in the quaint town of Jasper, Arkansas near the Little Buffalo River in the Ozark Mountains & Buffalo National River Region of Newton County Arkansas. This home is within walking distance to the historic Jasper Square (eating, shopping, services), Bradley Park (on the Little Buffalo River, pickle ball, swimming) & Jasper School (just across the street). There is a bonus room that could make it a 3BR. Partial basement (with walkout & access from inside) perfect for storm shelter and storage. It can only be residential or used as a medical (including chiropractor) facility. Newer HVAC, has a fireplace and maintains current termite policy. It is located in beautiful Newton County, Arkansas & near the Ozark National Forest. This central location is convenient to the best swimming holes, hiking, canoeing, wildlife photography and fishing. Other nearby outdoor activities include horseback riding, mountaineering, caving, & scenic driving. Also listed as residential MLS# 1319554.

18. 2025-11-06
    price $179,000 1058-char remark

    Show marketing remark (1058 chars)

    This 1215 SF, 2 BR, 1 BATH home is located in the quaint town of Jasper, Arkansas near the Little Buffalo River in the Ozark Mountains & Buffalo National River Region of Newton County Arkansas. This home is within walking distance to the historic Jasper Square (eating, shopping, services), Bradley Park (on the Little Buffalo River, pickle ball, swimming) & Jasper School (just across the street). There is a bonus room that could make it a 3BR. Partial basement (with walkout & access from inside) perfect for storm shelter and storage. It can only be residential or used as a medical (including chiropractor) facility. Newer HVAC, has a fireplace and maintains current termite policy. It is located in beautiful Newton County, Arkansas & near the Ozark National Forest. This central location is convenient to the best swimming holes, hiking, canoeing, wildlife photography and fishing. Other nearby outdoor activities include horseback riding, mountaineering, caving, & scenic driving. Also listed as residential MLS# 1319554.

19. 2025-08-27
    listed $199,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    This 1215 SF, 2 BR, 1 BATH home is located in the quaint town of Jasper, Arkansas near the Little Buffalo River in the Ozark Mountains & Buffalo National River Region of Newton County Arkansas. This home is within walking distance to the historic Jasper Square (eating, shopping, services), Bradley Park (on the Little Buffalo River, pickle ball, swimming) & Jasper School (just across the street). There is a bonus room that could make it a 3BR. Partial basement (with walkout & access from inside) perfect for storm shelter and storage. It can only be residential or used as a medical (including chiropractor) facility. Newer HVAC, has a fireplace and maintains current termite policy. It is located in beautiful Newton County, Arkansas & near the Ozark National Forest. This central location is convenient to the best swimming holes, hiking, canoeing, wildlife photography and fishing. Other nearby outdoor activities include horseback riding, mountaineering, caving, & scenic driving. Also listed as residential MLS# 1319554.

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $28,720
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$5,088
• Taxable income: $5,742
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $6,807/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 1215 SF, 2 BR, 1 BA home in Jasper, Arkansas is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale New flooring in bathrooms — Improves appearance and functionality
• Resale New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jasper School District
• NCES district ID: 0508240
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $33,615
• Composite: 29.59/100
• National rank: #6480
• State rank: #115 of 238 in AR

Livability — Jasper

• Score: 62/100
• State rank: #217
• US rank: #16736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasper, AR
• Population (ZIP): 2,063

Population outlook (Newton County) Hauer SSP2

• Today (2025): 7,052 people
• By 2030: 6,509 · -7.7%
• By 2040: 5,424 · -23.1%
• By 2050: 4,502 · -36.2%
• By 2075: 3,018 · -57.2%
• By 2100: 1,985 · -71.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+64.2) · D 17.1% · R 81.2% · Other 1.7%
• 2008→2024 swing: -28.7pp toward R · 2008: -35.5pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+62.1 2016: R+58.3 2012: R+41.4 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.91%
• Current HPI: 195.4325
• 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

-12.1% since first listed

3 events — show timeline

• 2026-02-23 Price Changed $174,900 NWARMLS
• 2025-11-06 Price Changed $179,000 NWARMLS
• 2025-08-27 Listed $199,000 NWARMLS