321 43rd St · Van Buren, AR 72956

$140,000

3 bd · 1.5 ba · 1,150 sqft · SingleFamily public records · 177 Days on market

Built 1975 8,712 sqft lot $122/sqft · 7% below area Est $151k · 7% under

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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 +12.0/30.0
• ARV discount +10.7/15.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3 bedroom, 1.5 bath home! Fresh paint and updated light fixtures throughout give this home a clean, updated feel from the moment you walk in. The layout is comfortable and functional, offering plenty of space for everyday living. This home is eligible for zero-down loans, making it an excellent opportunity for first-time buyers or anyone looking for an affordable, turnkey option.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (22.8% below list).
• Recommended offer: $108k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Van Buren — 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 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: James R. Tate Elem. School (math 32% / reading 27%, grade F, #305 of 454 statewide, top 71%, 457 students, 71% FRL); Butterfield Junior High School (math 38% / reading 32%, grade F, #122 of 201 statewide, top 61%, 613 students, 73% FRL); Van Buren High School (math 25% / reading 44%, grade F, #92 of 292 statewide, top 37%, 1,228 students, 48% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 249 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,033 (22.8% 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 177 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (median comp): $150,745
• List price: $140,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 S 39th St	0.33mi	3/1.5	1,161 (+1%)	6mo	$64,440	$56	78
2 S 45th St	0.31mi	3/1.5	1,134 (-1%)	6mo	$171,000	$151	78
3919 Wellington St	0.38mi	3/2.0	1,182 (+3%)	2mo	$191,000	$162	74
109 S 42nd St	0.23mi	3/1.5	1,052 (-8%)	2mo	$148,500	$141	73
3505 Cherry St	0.60mi	3/2.0	1,157 (+1%)	1mo	$175,000	$151	68
3908 Kingsberry Dr	0.46mi	3/2.0	1,244 (+8%)	2mo	$209,000	$168	62
106 35th St	0.66mi	3/1.5	1,161 (+1%)	8mo	$115,000	$99	61
105 S 42nd St	0.25mi	4/1.5 (+1)	1,300 (+13%)	2mo	$169,900	$131	60
901 S 38th St	0.71mi	3/2.0	1,168 (+2%)	8mo	$176,000	$151	56
3716 Wellington Ct	0.54mi	3/2.0	1,273 (+11%)	6mo	$205,000	$161	50
3906 Vinsett Ln	0.61mi	3/2.0	1,280 (+11%)	4mo	$188,000	$147	48
822 S 38th St	0.68mi	3/2.0	1,309 (+14%)	1mo	$195,000	$149	43

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-22,830
• Equity at exit: $20,874

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-14,386
• Equity at exit: $12,105

Cash invested: $39,200 (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 72956

• Rents YoY: 4.8%
• Active inventory: 249
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$734
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-32

Break-even live

Break-even rent $1,121

Max offer price $134,295

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $7	+0% $-32	+5% $-72	+10% $-112
Rent	-10% $-118	-5% $-75	+0% $-32	+5% $10	+10% $53
Rate	-1.0pp $38	-0.5pp $3	base $-32	+0.5pp $-69	+1.0pp $-105

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3409 Kibler Rd Van Buren, AR	2.0–3.0	2.0	1000	$1,075	$1.07	15d	1	0.68mi
1032 S 40th St Van Buren, AR	1.0–2.0	1.0	875	$795	$0.91	15d	4	0.77mi
3802 Hollis Dr Unit 3802A Van Buren, AR	2.0	2.0	950	$995	$1.05	23d	1	1.20mi
208 S 26th St Unit D Van Buren, AR	2.0	1.5	1344	$825	$0.61	23d	1	1.41mi
1515 Oak Grove Rd Van Buren, AR	4.0	2.0	1450	$1,450	$1.00	15d	1	1.42mi
206 S 26th St Apt G Van Buren, AR	3.0	2.0	1017	$975	$0.96	15d	1	1.42mi
4510 Alma Hwy Van Buren, AR	3.0	2.0	1104	$890	$0.81	15d	1	1.48mi

Listing history 7 events

1. 2026-05-13
   status Pending 397-char remark

   Show marketing remark (397 chars)

   Move-in ready 3 bedroom, 1.5 bath home! Fresh paint and updated light fixtures throughout give this home a clean, updated feel from the moment you walk in. The layout is comfortable and functional, offering plenty of space for everyday living. This home is eligible for zero-down loans, making it an excellent opportunity for first-time buyers or anyone looking for an affordable, turnkey option.

2. 2026-03-27
   price $140,000 397-char remark

   Show marketing remark (397 chars)

   Move-in ready 3 bedroom, 1.5 bath home! Fresh paint and updated light fixtures throughout give this home a clean, updated feel from the moment you walk in. The layout is comfortable and functional, offering plenty of space for everyday living. This home is eligible for zero-down loans, making it an excellent opportunity for first-time buyers or anyone looking for an affordable, turnkey option.

3. 2026-03-11
   price $149,000 397-char remark

   Show marketing remark (397 chars)

   Move-in ready 3 bedroom, 1.5 bath home! Fresh paint and updated light fixtures throughout give this home a clean, updated feel from the moment you walk in. The layout is comfortable and functional, offering plenty of space for everyday living. This home is eligible for zero-down loans, making it an excellent opportunity for first-time buyers or anyone looking for an affordable, turnkey option.

4. 2026-02-06
   price $154,900 397-char remark

   Show marketing remark (397 chars)

   Move-in ready 3 bedroom, 1.5 bath home! Fresh paint and updated light fixtures throughout give this home a clean, updated feel from the moment you walk in. The layout is comfortable and functional, offering plenty of space for everyday living. This home is eligible for zero-down loans, making it an excellent opportunity for first-time buyers or anyone looking for an affordable, turnkey option.

5. 2025-11-17
   listed $159,900 Active 397-char remark

   Show marketing remark (397 chars)

   Move-in ready 3 bedroom, 1.5 bath home! Fresh paint and updated light fixtures throughout give this home a clean, updated feel from the moment you walk in. The layout is comfortable and functional, offering plenty of space for everyday living. This home is eligible for zero-down loans, making it an excellent opportunity for first-time buyers or anyone looking for an affordable, turnkey option.

6. 2012-07-23
   soldstatus $70,000
7. 2012-02-28
   soldstatus $32,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $12,964
• − Mortgage interest: −$7,842
• − Property taxes: −$1,119
• − Insurance: −$700
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$4,073
• Taxable loss: −$2,844
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $295/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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, AR
• County: Crawford County · 34,546 people
• City population: 34,546
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+337.5% since first listed

7 events — show timeline

• 2026-05-13 Pending — WRVBOR
• 2026-03-27 Price Changed $140,000 WRVBOR
• 2026-03-11 Price Changed $149,000 WRVBOR
• 2026-02-06 Price Changed $154,900 WRVBOR
• 2025-11-17 Listed $159,900 WRVBOR
• 2012-07-23 Sold (Public Records) $70,000 Public Records
• 2012-02-28 Sold (Public Records) $32,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,119 · +53.3% YoY. Source: county tax records.