514 W Clark · Jasper, AR 72641

$174,900

2 bd · 1.0 ba · 1,215 sqft · SingleFamily · 345 Days on market

Built 1976 Good condition 3,049 sqft lot $144/sqft · 9% below area Est $192k · 9% 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 +27.8/30.0
• ARV discount +11.6/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Appreciation +3.5/10.0
• Livability +3.1/5.0
• 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 $532 ($6k/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 9.9% vs local median 3.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Jasper Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 271 students, 65% FRL); Jasper High School (math 22% / reading 42%, grade F, #119 of 292 statewide, top 43%, 208 students, 61% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; lower-income renter base — watch delinquency.
• At $2,203/mo this rent would consume 67% of the median local household income ($39k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 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 345 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $192,368
• List price: $174,900
• Delta: -9.08%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales 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%)	4mo	$150,000	$123	80
306 Elm St	0.21mi	2/2.0	1,050 (-14%)	2mo	$390,000	$371	62
101 Locust St	0.21mi	2/1.0	986 (-19%)	8mo	$150,000	$152	59
Ar-327	0.40mi	2/2.0	1,248 (+3%)	28mo	$236,500	$190	53
Hc 32 Box 76	0.27mi	2/1.0	1,102 (-9%)	34mo	$35,000	$32	52
48 Nc 6015	0.28mi	2/2.0	964 (-21%)	10mo	$193,500	$201	49
104 S Pine St	0.14mi	3/1.0 (+1)	1,056 (-13%)	36mo	$96,500	$91	47
101 Oak St	0.14mi	3/1.0 (+1)	1,025 (-16%)	28mo	$95,000	$93	44
1881 Ar-74	1.32mi	3/1.0 (+1)	1,240 (+2%)	29mo	$169,900	$137	37
8656 Nc	0.82mi	3/2.0 (+1)	1,100 (-10%)	28mo	$372,014	$338	20
Hc 70 Box 726441	0.88mi	3/2.0 (+1)	1,408 (+16%)	30mo	$270,500	$192	11
Hc 70 Box 83	0.88mi	3/2.0 (+1)	1,408 (+16%)	30mo	$270,000	$192	11

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $6,189
• Equity at exit: $26,759

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $49,665
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $211,500 ($144/sqft)
• Median days on market: 279 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +10.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72641

• Home prices YoY: -1.5%
• Active inventory: 92
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $532

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 71%

Sensitivity live

Price	-10% $652	-5% $592	+0% $532	+5% $471	+10% $411
Rent	-10% $358	-5% $445	+0% $532	+5% $619	+10% $706
Rate	-1.0pp $620	-0.5pp $576	base $532	+0.5pp $486	+1.0pp $440

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $174,900 Active 345 DOM
2. 2026-08-07
   days on market $174,900 Active 344 DOM
3. 2026-08-06
   days on market $174,900 Active 343 DOM
4. 2026-08-05
   days on market $174,900 Active 342 DOM
5. 2026-08-04
   days on market $174,900 Active 341 DOM
6. 2026-08-03
   days on market $174,900 Active 340 DOM
7. 2026-07-31
   days on market $174,900 Active 337 DOM
8. 2026-07-30
   days on market $174,900 Active 336 DOM
9. 2026-07-29
   days on market $174,900 Active 335 DOM
10. 2026-07-27
    days on market $174,900 Active 333 DOM
11. 2026-07-25
    days on market $174,900 Active 331 DOM
12. 2026-07-24
    days on market $174,900 Active 330 DOM
13. 2026-07-23
    days on market $174,900 Active 329 DOM
14. 2026-07-22
    days on market $174,900 Active 328 DOM
15. 2026-07-21
    days on market $174,900 Active 327 DOM
16. 2026-07-18
    days on market $174,900 Active 324 DOM
17. 2026-07-16
    days on market $174,900 Active 322 DOM
18. 2026-07-15
    days on market $174,900 Active 321 DOM
19. 2026-07-14
    days on market $174,900 Active 320 DOM
20. 2026-07-13
    days on market $174,900 Active 319 DOM
21. 2026-07-12
    days on market $174,900 Active 318 DOM
22. 2026-07-12
    days on market $174,900 Active 317 DOM
23. 2026-07-11
    days on market $174,900 Active 316 DOM
24. 2026-07-09
    days on market $174,900 Active 315 DOM
25. 2026-07-09
    days on market $174,900 Active 314 DOM
26. 2026-07-07
    days on market $174,900 Active 313 DOM
27. 2026-07-06
    days on market $174,900 Active 312 DOM
28. 2026-07-05
    days on market $174,900 Active 311 DOM
29. 2026-07-04
    days on market $174,900 Active 310 DOM
30. 2026-07-03
    days on market $174,900 Active 309 DOM
31. 2026-07-02
    days on market $174,900 Active 308 DOM
32. 2026-07-01
    days on market $174,900 Active 307 DOM
33. 2026-06-30
    days on market $174,900 Active 306 DOM
34. 2026-06-29
    days on market $174,900 Active 305 DOM
35. 2026-06-28
    days on market $174,900 Active 304 DOM
36. 2026-06-27
    days on market $174,900 Active 303 DOM
37. 2026-06-26
    days on market $174,900 Active 301 DOM
38. 2026-06-22
    days on market $174,900 Active 298 DOM
39. 2026-06-21
    days on market $174,900 Active 297 DOM
40. 2026-06-19
    days on market $174,900 Active 295 DOM
41. 2026-06-18
    days on market $174,900 Active 294 DOM
42. 2026-06-17
    days on market $174,900 Active 293 DOM
43. 2026-06-16
    days on market $174,900 Active 292 DOM
44. 2026-06-15
    days on market $174,900 Active 291 DOM
45. 2026-06-14
    days on market $174,900 Active 289 DOM
46. 2026-06-12
    days on market $174,900 Active 288 DOM
47. 2026-06-09
    days on market $174,900 Active 285 DOM
48. 2026-06-08
    days on market $174,900 Active 284 DOM
49. 2026-06-07
    days on market $174,900 Active 283 DOM
50. 2026-06-05
    days on market $174,900 Active 281 DOM

ⓘ 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: $26,435
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$5,088
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $5,462/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 Est. rehab $6,075–$18,225 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Jasper Elementary School F AR #173/454 Nat'l #17,861/41,679 High Jasper High School F AR #119/292 Nat'l #10,416/17,239

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

C Composite livability gradescore 62/100

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
• County: Newton · 7,052 people
• Population (ZIP): 2,063
• Household income: $39,344
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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