56 Bristol Rd · Marion, AR 72364

$97,000

3 bd · 1.0 ba · 970 sqft · SingleFamily public records · 181 Days on market

$100/sqft · 645% above area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduction! Nicely renovated 3 bedroom/2 full bath home with LVP flooring throughout. Open plan allows you to engage with family and friends while preparing meals. Plenty of cabinets for storage and a separate laundry room. Corner lot adds more yard space and extra privacy. Double driveway for additional parking. Must see!

Key facts

• Renovated home
• Double driveway
• Lvp flooring

Tags

• RENOVATED HOME
• LVP FLOORING
• OPEN PLAN
• CORNER LOT
• DOUBLE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Marion — 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 (#147 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D-, crime F, amenities F.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $97k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $13,015
• List price: $97,000
• Delta: 645.27%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Harvard Rd	0.19mi	3/1.0	984 (+1%)	16mo	$18,000	$18	76

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,545
• Equity at exit: $14,463

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $16,952
• Equity at exit: $8,387

Cash invested: $27,160 (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 72364

• Home prices YoY: -13.3%
• Active inventory: 108
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $222

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 75%

Sensitivity live

Price	-10% $289	-5% $256	+0% $222	+5% $189	+10% $155
Rent	-10% $133	-5% $178	+0% $222	+5% $267	+10% $312
Rate	-1.0pp $271	-0.5pp $247	base $222	+0.5pp $197	+1.0pp $172

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 S Bristol Rd Marion, AR	3.0	2.0	1028	$1,100	$1.07	24d	1	0.03mi
324 Gannt St Unit 324 GANNT A Marion, AR	3.0	1.0	900	$1,000	$1.11	44d	1	0.81mi
310 Gannt St Unit 310 GANNT A Marion, AR	2.0	1.0	700	$700	$1.00	44d	1	0.81mi
308 Gannt St Unit 308 GANNT A Marion, AR	2.0	1.0	700	$700	$1.00	44d	1	0.81mi

Listing history 22 events

1. 2026-06-18
   days on market $97,000 Active 181 DOM
2. 2026-06-17
   days on market $97,000 Active 180 DOM
3. 2026-06-16
   days on market $97,000 Active 179 DOM
4. 2026-06-15
   days on market $97,000 Active 178 DOM
5. 2026-06-13
   days on market $97,000 Active 176 DOM
6. 2026-06-10
   days on market $97,000 Active 173 DOM
7. 2026-06-09
   days on market $97,000 Active 172 DOM
8. 2026-06-08
   days on market $97,000 Active 171 DOM
9. 2026-06-07
   days on market $97,000 Active 170 DOM
10. 2026-06-05
    days on market $97,000 Active 167 DOM
11. 2026-06-03
    days on market $97,000 Active 166 DOM
12. 2026-06-02
    days on market $97,000 Active 165 DOM
13. 2026-06-01
    days on market $97,000 Active 164 DOM
14. 2026-05-31
    days on market $97,000 Active 163 DOM
15. 2026-04-29
    price $97,000 329-char remark

    Show marketing remark (329 chars)

    Price Reduction! Nicely renovated 3 bedroom/2 full bath home with LVP flooring throughout. Open plan allows you to engage with family and friends while preparing meals. Plenty of cabinets for storage and a separate laundry room. Corner lot adds more yard space and extra privacy. Double driveway for additional parking. Must see!

16. 2026-02-17
    price $102,800 329-char remark

    Show marketing remark (329 chars)

    Price Reduction! Nicely renovated 3 bedroom/2 full bath home with LVP flooring throughout. Open plan allows you to engage with family and friends while preparing meals. Plenty of cabinets for storage and a separate laundry room. Corner lot adds more yard space and extra privacy. Double driveway for additional parking. Must see!

17. 2025-12-19
    listed $107,000 Active 329-char remark

    Show marketing remark (329 chars)

    Price Reduction! Nicely renovated 3 bedroom/2 full bath home with LVP flooring throughout. Open plan allows you to engage with family and friends while preparing meals. Plenty of cabinets for storage and a separate laundry room. Corner lot adds more yard space and extra privacy. Double driveway for additional parking. Must see!

18. 2024-12-20
    soldstatus $63,750
19. 2024-10-31
    soldstatus $90,000
20. 2024-05-08
    soldstatus $57,500
21. 2022-05-04
    soldstatus $15,000
22. 2016-10-07
    soldstatus $7,701

ⓘ 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 FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,559
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,822
• Taxable income: $1,194
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,381/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 of 238 in AR

Livability — Marion

• Score: 65/100
• State rank: #147
• US rank: #12733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crittenden County · 16,034 people
• City population: 16,034
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 16,034
• Household income: $74,462
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 319.0

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 35% Two or more races 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.64%
• Current HPI: 205.4807
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• 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

+1159.6% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $97,000 EARA
• 2026-02-17 Price Changed $102,800 EARA
• 2025-12-19 Listed $107,000 EARA
• 2024-12-20 Sold (Public Records) $63,750 Public Records
• 2024-10-31 Sold (Public Records) $90,000 Public Records
• 2024-05-08 Sold (Public Records) $57,500 Public Records
• 2022-05-04 Sold (Public Records) $15,000 Public Records
• 2016-10-07 Sold (Public Records) $7,701 Public Records

Property tax history

-0.4%/yr

Latest (2025): $143 · +25.1% YoY. Source: county tax records.