215 Russell St · St. Joe, AR 72675

$89,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 8 Days on market

Built 1950 0.60 ac lot $72/sqft · 6% above area Est $85k · 6% over

---

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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Appreciation +6.5/10.0
• ARV discount +4.9/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome home to this charming all-brick property offering low exterior maintenance and endless potential. Full of character and ready for your personal touch, this 3-bedroom, 1-bath home features a cozy fireplace, tile flooring, and inviting living spaces. Situated on a spacious lot with a gravel driveway, this property offers room to enjoy the outdoors while creating the space you envision. Conveniently located near the breathtaking Buffalo National River, outdoor enthusiasts will appreciate easy access to hiking, hunting, kayaking, and endless adventure. As is; Where is.

Key facts

• Spacious lot
• Tile flooring
• All-brick property

Tags

• ALL-BRICK PROPERTY
• COZY FIREPLACE
• TILE FLOORING
• GRAVEL DRIVEWAY
• SPACIOUS LOT
• EASY ACCESS TO HIKING

Property features AI

Finance

• HOA & community: Association fees billed monthly

Exterior

• Utilities: Electricity available; Propane; Septic available; Septic tank; Rural water source
• Home design: 2-story; Brick construction; Crawlspace foundation; Asphalt shingle roof; Built 25+ years ago
• Construction: Brick exterior; Asphalt shingle roof; Crawlspace foundation; Approximately 25+ years old
• Exterior features: Gravel driveway; Enclosed patio/porch; Cleared lot; Shared road frontage; Gravel road

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Ceiling fan(s); Wood flooring
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ozark Mountain School District (rural): math 27% / reading 31% proficiency, ranked #162 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.1% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $85,000
• List price: $89,900
• Delta: 5.76%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Russell St	0.00mi	3/1.0	1,240 (0%)	1mo	$85,000	$69	99
986 Hwy. 374	0.72mi	2/1.0 (-1)	1,248 (+1%)	12mo	$55,000	$44	51

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

Projected returns pro-forma

3.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.27×
• Total profit: $32,015
• Equity at exit: $40,802

10-year hold

• IRR: 23.2%
• Equity multiple: 4.35×
• Total profit: $84,254
• Equity at exit: $63,178

Cash invested: $25,172 (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 72675

• Home prices YoY: 1.1%
• Active inventory: 52
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $328

Break-even live

Break-even rent $680

Max offer price $89,900

Occupancy floor 65%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   listed $89,900 Active 562-char remark
2. 2001-03-26
   soldstatus $28,000

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$239/yr (+$20/mo · 71.2%)

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

Taxation est. · year 1

• Rental income: $13,131
• − Mortgage interest: −$5,036
• − Property taxes: −$336
• − Insurance: −$450
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,615
• Taxable income: $2,594
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,308/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: Ozark Mountain School District
• NCES district ID: 0500076
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $36,333
• Composite: 24.06/100
• National rank: #7761
• State rank: #162 of 238 in AR

Livability — St. Joe

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,286

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Romanian 3% Slovak 1% Iranian 1%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.07%
• Current HPI: 287.3852
• 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

+203.6% since first listed

5 events — show timeline

• 2026-06-01 Sold (Public Records) $85,000 Public Records
• 2026-05-29 Sold (MLS) $85,000 NWARMLS
• 2026-05-19 Pending — NWARMLS
• 2026-05-08 Listed $89,900 NWARMLS
• 2001-03-26 Sold (Public Records) $28,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $336 · +8.3% YoY. Source: county tax records.