311 E College St · Beebe, AR 72012

$89,500

2 bd · 1.5 ba · 1,384 sqft · SingleFamily public records · 24 Days on market

Built 1941 8,276 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this quaint little house in a peaceful neighborhood in Beebe, AR. This house offers plenty of open space inside. The house has recently been remodeled with new flooring, paint, and countertops throughout. There are 2 large bedrooms as well as a large kitchen and living room. Relax in the large back yard and enjoy the large shade trees around the house. Come check out this property today.

Key facts

• Recently remodeled
• New flooring
• New paint

Tags

• PEACEFUL NEIGHBORHOOD
• RECENTLY REMODELED
• NEW FLOORING
• NEW PAINT
• NEW COUNTERTOPS
• LARGE KITCHEN

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Cash, Rural Development

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public water; Public sewer; Municipal electric (Entergy); Natural gas; Antenna TV; Fiber internet available
• Home design: Wood exterior
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Porch; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window air units; Floor/wall furnace
• Interior features: Kitchen counter with ceramic tile; Sheetrock and paneling walls/ceilings

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.7% in Beebe — 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 66/100 on livability (#114 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $60k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,157 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $222,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 N Cedar St St	0.06mi	3/2.0 (+1)	1,340 (-3%)	5mo	$225,000	$168	81
124 S Apple St	0.35mi	3/2.0 (+1)	1,350 (-2%)	0mo	$218,000	$161	72
113 E Florida St	0.37mi	3/2.0 (+1)	1,340 (-3%)	0mo	$217,000	$162	70
104 Mahoney Dr	0.34mi	3/2.0 (+1)	1,408 (+2%)	6mo	$180,599	$128	70
202 S Apple St	0.39mi	3/2.0 (+1)	1,340 (-3%)	1mo	$217,000	$162	69
111 E Florida St	0.37mi	3/2.0 (+1)	1,350 (-2%)	5mo	$218,000	$161	68
211 N Hickory	0.59mi	2/1.5	1,311 (-5%)	3mo	$145,000	$111	61
122 S Apple St	0.35mi	3/2.0 (+1)	1,250 (-10%)	2mo	$202,000	$162	59
207 E Florida	0.43mi	3/2.0 (+1)	1,500 (+8%)	1mo	$249,500	$166	58
406 S Cypress St	0.63mi	3/1.0 (+1)	1,393 (+1%)	6mo	$163,000	$117	58
1104 Locust St	0.63mi	3/2.0 (+1)	1,564 (+13%)	1mo	$198,000	$127	41
615 S Elm St	0.75mi	3/1.0 (+1)	1,186 (-14%)	6mo	$65,000	$55	29

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,153
• Equity at exit: $13,345

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $21,210
• Equity at exit: $7,738

Cash invested: $25,060 (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 72012

• Home prices YoY: -15.4%
• Active inventory: 151
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $246

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 73%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N Elm St Beebe, AR	2.0	1.0	1028	$795	$0.77	23d	1	0.38mi
213 S Main St Beebe, AR	3.0	1.0	1508	$1,350	$0.90	23d	1	0.40mi
606 Oregon St Beebe, AR	2.0	2.0	1394	$1,095	$0.79	43d	1	0.69mi

Listing history 30 events

1. 2026-06-19
   days on market $89,500 Active 24 DOM
2. 2026-06-18
   days on market $89,500 Active 23 DOM
3. 2026-06-17
   days on market $89,500 Active 22 DOM
4. 2026-06-16
   days on market $89,500 Active 21 DOM
5. 2026-06-15
   days on market $89,500 Active 20 DOM
6. 2026-06-14
   days on market $89,500 Active 18 DOM
7. 2026-06-12
   days on market $89,500 Active 17 DOM
8. 2026-06-09
   days on market $89,500 Active 14 DOM
9. 2026-06-08
   days on market $89,500 Active 13 DOM
10. 2026-06-07
    days on market $89,500 Active 12 DOM
11. 2026-06-05
    days on market $89,500 Active 9 DOM
12. 2026-06-03
    days on market $89,500 Active 8 DOM
13. 2026-06-02
    statusdays on market $89,500 Active 7 DOM
14. 2026-06-01
    days on market $89,500 New Listing 6 DOM
15. 2026-05-31
    days on market $89,500 New Listing 5 DOM
16. 2026-05-30
    days on market $89,500 New Listing 4 DOM
17. 2026-05-26
    listed $89,500 New Listing
18. 2025-09-15
    historical
19. 2025-08-13
    price $92,500
20. 2025-08-12
    status Price Change
21. 2025-05-04
    historical Take Backups
22. 2025-03-01
    price $95,000
23. 2025-01-17
    price $95,500
24. 2024-12-17
    price $99,500
25. 2024-11-07
    status Back on Market
26. 2024-09-26
    historical Take Backups
27. 2024-08-30
    price $105,000
28. 2024-06-26
    price $125,000
29. 2024-05-07
    listed $110,000 New Listing
30. 2024-04-04
    soldstatus $60,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,125
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,604
• Taxable income: $1,618
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,558/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — Beebe

• Score: 66/100
• State rank: #114
• US rank: #11235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beebe, AR
• Population (ZIP): 13,663

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.40%
• Current HPI: 221.5962
• 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

+49.2% since first listed

14 events — show timeline

• 2026-05-26 Listed $89,500 CARMLS
• 2025-09-15 Listing Removed — CARMLS
• 2025-08-13 Price Changed $92,500 CARMLS
• 2025-08-12 Relisted — CARMLS
• 2025-05-04 Contingent — CARMLS
• 2025-03-01 Price Changed $95,000 CARMLS
• 2025-01-17 Price Changed $95,500 CARMLS
• 2024-12-17 Price Changed $99,500 CARMLS
• 2024-11-07 Relisted — CARMLS
• 2024-09-26 Contingent — CARMLS
• 2024-08-30 Price Changed $105,000 CARMLS
• 2024-06-26 Price Changed $125,000 CARMLS
• 2024-05-07 Listed $110,000 CARMLS
• 2024-04-04 Sold (Public Records) $60,000 Public Records

Property tax history

-82.3%/yr

Latest (2022): $2 · +0.0% YoY. Source: county tax records.