651 E First St · Calico Rock, AR 72519

$109,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 174 Days on market

0.41 ac lot $87/sqft · at area comps Est $108k · at est. ↓ 8% since listing

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Why this score? — see what drove the D 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 +11.7/30.0
• ARV discount +6.9/15.0
• Appreciation +6.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Welcome to small-town charm at its finest! This property, in the Fairview Acres subdivision, is perfectly situated on a corner lot within Calico Rock city limits, offering both privacy and everyday convenience. Located in a rural neighborhood just minutes from the White River, this home puts fishing, kayaking, and riverside relaxation right at your fingertips. Earl King Park is nearby for outdoor fun, and Calico Rock High School is conveniently accessible. With 1,248 sq. ft. of well-designed living space, this beautifully remodeled 3-bedroom, 1-bathroom home is cozy, functional, and move-in ready. Enjoy practical perks that make settling in easy—the refrigerator, washer, and dryer all convey with the property. Outside is a small storage shed that provides space for tools, outdoor gear, or river toys. Whether you’re looking for a primary residence, a weekend retreat, or a rental income opportunity, this property checks all the boxes. Recent updates, included appliances, and a desirable in-town location make this a standout investment in a beloved Ozark community, all priced to sell for $109,000. Explore Calico Rock" https://www. explorecalico.com/about

Key facts

• Included appliances
• Corner lot
• Small storage shed

Tags

• CORNER LOT
• SMALL STORAGE SHED
• INCLUDED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $-32 ($-378/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (26.6% below list).
• Recommended offer: $80k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#55 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Calico Rock School District (rural): math 33% / reading 41% proficiency, ranked #108 of 238 in AR (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calico Rock Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 201 students, 79% FRL); Calico Rock High School (math 32% / reading 47%, grade F, #48 of 292 statewide, top 19%, 184 students, 61% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $4k appreciation (3.3% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $80,000 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (median comp): $107,638
• List price: $109,000
• Delta: 1.27%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Highland St	0.58mi	3/2.0	1,128 (-10%)	10mo	$126,000	$112	45
149 Highland St	0.63mi	2/1.0 (-1)	1,152 (-8%)	21mo	$90,900	$79	35

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

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.41×
• Total profit: $12,558
• Equity at exit: $50,584

10-year hold

• IRR: 9.7%
• Equity multiple: 2.50×
• Total profit: $45,664
• Equity at exit: $79,202

Cash invested: $30,520 (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 72519

• Home prices YoY: 1.1%
• Active inventory: 52
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-32

Break-even live

Break-even rent $840

Max offer price $103,430

Occupancy floor 99%

Sensitivity live

Price	-10% $30	-5% $-1	+0% $-32	+5% $-62	+10% $-93
Rent	-10% $-95	-5% $-63	+0% $-32	+5% $0	+10% $32
Rate	-1.0pp $23	-0.5pp $-4	base $-32	+0.5pp $-60	+1.0pp $-89

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
377 Arkansas 56 Unit 1 Calico Rock, AR	2.0	1.0	800	$800	$1.00	45d	1	0.64mi

Listing history 18 events

1. 2026-06-18
   status $109,000 Under Contract 174 DOM
2. 2026-06-18
   days on market $109,000 Active 174 DOM
3. 2026-06-17
   days on market $109,000 Active 173 DOM
4. 2026-06-16
   days on market $109,000 Active 172 DOM
5. 2026-06-15
   days on market $109,000 Active 171 DOM
6. 2026-06-14
   days on market $109,000 Active 169 DOM
7. 2026-06-12
   days on market $109,000 Active 168 DOM
8. 2026-06-09
   days on market $109,000 Active 165 DOM
9. 2026-06-08
   days on market $109,000 Active 164 DOM
10. 2026-06-07
    days on market $109,000 Active 163 DOM
11. 2026-06-07
    days on market $109,000 Active 162 DOM
12. 2026-06-04
    days on market $109,000 Active 159 DOM
13. 2026-06-02
    days on market $109,000 Active 158 DOM
14. 2026-06-01
    days on market $109,000 Active 157 DOM
15. 2026-05-31
    days on market $109,000 Active 156 DOM
16. 2026-05-31
    days on market $109,000 Active 155 DOM
17. 2026-02-16
    price $109,000 1186-char remark

    Show marketing remark (1186 chars)

    Welcome to small-town charm at its finest! This property, in the Fairview Acres subdivision, is perfectly situated on a corner lot within Calico Rock city limits, offering both privacy and everyday convenience. Located in a rural neighborhood just minutes from the White River, this home puts fishing, kayaking, and riverside relaxation right at your fingertips. Earl King Park is nearby for outdoor fun, and Calico Rock High School is conveniently accessible. With 1,248 sq. ft. of well-designed living space, this beautifully remodeled 3-bedroom, 1-bathroom home is cozy, functional, and move-in ready. Enjoy practical perks that make settling in easy—the refrigerator, washer, and dryer all convey with the property. Outside is a small storage shed that provides space for tools, outdoor gear, or river toys. Whether you’re looking for a primary residence, a weekend retreat, or a rental income opportunity, this property checks all the boxes. Recent updates, included appliances, and a desirable in-town location make this a standout investment in a beloved Ozark community, all priced to sell for $109,000. Explore Calico Rock" https://www. explorecalico.com/about

18. 2025-12-26
    listed $119,000 New Listing 1186-char remark

    Show marketing remark (1186 chars)

    Welcome to small-town charm at its finest! This property, in the Fairview Acres subdivision, is perfectly situated on a corner lot within Calico Rock city limits, offering both privacy and everyday convenience. Located in a rural neighborhood just minutes from the White River, this home puts fishing, kayaking, and riverside relaxation right at your fingertips. Earl King Park is nearby for outdoor fun, and Calico Rock High School is conveniently accessible. With 1,248 sq. ft. of well-designed living space, this beautifully remodeled 3-bedroom, 1-bathroom home is cozy, functional, and move-in ready. Enjoy practical perks that make settling in easy—the refrigerator, washer, and dryer all convey with the property. Outside is a small storage shed that provides space for tools, outdoor gear, or river toys. Whether you’re looking for a primary residence, a weekend retreat, or a rental income opportunity, this property checks all the boxes. Recent updates, included appliances, and a desirable in-town location make this a standout investment in a beloved Ozark community, all priced to sell for $109,000. Explore Calico Rock" https://www. explorecalico.com/about

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$140/yr (+$12/mo · 25.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$6,106
• − Property taxes: −$558
• − Insurance: −$545
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$3,171
• Taxable loss: −$2,316
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $177/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: Calico Rock School District
• NCES district ID: 0503840
• Math proficiency: 33% ▼ -24.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $35,470
• Composite: 30.59/100
• National rank: #6197
• State rank: #108 of 238 in AR

Livability — Calico Rock

• Score: 70/100
• State rank: #55
• US rank: #7756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calico Rock, AR
• Population (ZIP): 2,897

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 19% Black 7% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 299.2672
• 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

-8.4% since first listed

2 events — show timeline

• 2026-02-16 Price Changed $109,000 CARMLS
• 2025-12-26 Listed $119,000 CARMLS

Property tax history

+13.5%/yr

Latest (2025): $558 · +0.0% YoY. Source: county tax records.