116 Thompson St · Luxora, AR 72358

$74,000

3 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 37 Days on market

Built 1990 8,712 sqft lot ↓ 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 1.5-bath home offering approximately 1,650 square feet of comfortable living space in a desirable area of Luxora. Situated on a 0.2-acre lot, this property combines classic charm with thoughtful updates throughout. Inside, you’ll find a functional layout with updated flooring and refreshed interior spaces, including newer sheetrock that adds a clean, modern feel. The home features a spacious garage and laundry area, providing plenty of room for storage and everyday convenience. Major updates have already been taken care of, including a newer roof and a recently installed HVAC system, giving peace of mind to the next owner. Step outside to enjoy the yard space along with an included storage shed—perfect for tools, hobbies, or extra storage. Located on one of the best streets in Luxora, this home offers a great opportunity for homeowners or investors alike. Move-in ready with solid updates, this property is ready for its next chapter. Being “Sold As Is� by owner contact us today!

Key facts

• 8,712 sq ft lot
• Built 1990
• Listed 36 days

Property features AI

Finance

• Financial info: Annual tax approximately $448

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Public water; Public sewer; Lot around 0.2 acres

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating
• Interior features: Laminate flooring; Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#138 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Rivercrest School District #57 (rural): math 32% / reading 37% proficiency, ranked #128 of 238 in AR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rivercrest Elementary School (math 47% / reading 35%, grade F, #200 of 454 statewide, top 44%, 609 students, 100% FRL); Rivercrest Junior High (193 students, 100% FRL); Academies At Rivercrest High School (math 17% / reading 38%, grade F, #161 of 292 statewide, top 56%, 314 students, 100% FRL, charter) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.80%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 2.59×
• Total profit: $32,903
• Equity at exit: $33,274

10-year hold

• IRR: 28.6%
• Equity multiple: 5.03×
• Total profit: $83,572
• Equity at exit: $51,279

Cash invested: $20,720 (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 72358

• Active inventory: 8
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $376

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 62%

Sensitivity live

Price	-10% $428	-5% $402	+0% $376	+5% $351	+10% $325
Rent	-10% $288	-5% $332	+0% $376	+5% $421	+10% $465
Rate	-1.0pp $414	-0.5pp $395	base $376	+0.5pp $357	+1.0pp $338

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $74,000 Active 37 DOM
2. 2026-06-18
   days on market $74,000 Active 34 DOM
3. 2026-06-17
   days on market $74,000 Active 33 DOM
4. 2026-06-16
   days on market $74,000 Active 32 DOM
5. 2026-06-15
   days on market $74,000 Active 31 DOM
6. 2026-06-13
   pricedays on market $74,000 Active 29 DOM
7. 2026-06-10
   days on market $77,000 Active 26 DOM
8. 2026-06-09
   days on market $77,000 Active 25 DOM
9. 2026-06-08
   days on market $77,000 Active 24 DOM
10. 2026-06-07
    pricedays on market $77,000 Active 23 DOM
11. 2026-06-03
    days on market $80,000 Active 19 DOM
12. 2026-06-02
    days on market $80,000 Active 18 DOM
13. 2026-06-01
    days on market $80,000 Active 17 DOM
14. 2026-05-31
    days on market $80,000 Active 16 DOM
15. 2026-05-15
    listed $85,000 Active
16. 2026-05-12
    listed $90,000 Active 1105-char remark

    Show marketing remark (1105 chars)

    Welcome to this well-maintained 3-bedroom, 1.5-bath home offering approximately 1,650 square feet of comfortable living space in a desirable area of Luxora. Situated on a 0.2-acre lot, this property combines classic charm with thoughtful updates throughout. Inside, you’ll find a functional layout with updated flooring and refreshed interior spaces, including newer sheetrock that adds a clean, modern feel. The home features a spacious garage and laundry area, providing plenty of room for storage and everyday convenience. Major updates have already been taken care of, including a newer roof and a recently installed HVAC system, giving peace of mind to the next owner. Step outside to enjoy the yard space along with an included storage shed—perfect for tools, hobbies, or extra storage. Located on one of the best streets in Luxora, this home offers a great opportunity for homeowners or investors alike. Move-in ready with solid updates, this property is ready for its next chapter. Being “Sold As Is� by owner contact us today!

ⓘ 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 12% 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: $13,485
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,153
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,665/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: Rivercrest School District #57
• NCES district ID: 0500045
• Math proficiency: 32% ▼ -3.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $34,115
• Composite: 28.4/100
• National rank: #6764
• State rank: #128 of 238 in AR

Livability — Luxora

• Score: 66/100
• State rank: #138
• US rank: #12358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Luxora, AR
• Population (ZIP): 1,363

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-15 Listed $85,000 NEABOR MLS
• 2026-05-12 Listed $90,000 FSBO.com

Property tax history

+0.6%/yr

Latest (2025): $128 · +0.6% YoY. Source: county tax records.