5351 Highway 24 · Chidester, AR 71726

$55,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 72 Days on market

Built 1925 2.53 ac lot $49/sqft · 23% above area Est $48k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Schools +0.9/10.0

Listing remarks MLS

Opportunity awaits with this diamond in the rough! Situated on over 2 acres of land, this property offers the perfect canvas for your vision. Whether you're an investor, builder, or homeowner looking to create your next retreat, the possibilities are endless. The home needs work but offers solid bones and a layout full of potential. With plenty of space to expand, garden, or even add outbuildings, you'll love the freedom and privacy this large lot provides. Get a head start with new gas stove and stainless steel fridge! Located in a peaceful setting yet conveniently close to town, this is your chance to turn a fixer-upper into something truly special. Bring your tools and imagination—this one won't last

Key facts

• Large lot
• Over 2 acres
• New gas stove

Tags

• OVER 2 ACRES
• LARGE LOT
• NEW GAS STOVE
• STAINLESS STEEL FRIDGE
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#376 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ouachita County population projected at -33% 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 1.79% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.23%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $48,243
• List price: $55,000
• Delta: 14.01%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.9%
• Equity multiple: 3.25×
• Total profit: $34,591
• Equity at exit: $24,730

10-year hold

• IRR: 39.8%
• Equity multiple: 6.45×
• Total profit: $83,925
• Equity at exit: $38,112

Cash invested: $15,400 (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 71726

• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $439

Break-even live

Break-even rent $427

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $55,000 Active 72 DOM
2. 2026-06-18
   days on market $55,000 Active 71 DOM
3. 2026-06-17
   days on market $55,000 Active 70 DOM
4. 2026-06-16
   days on market $55,000 Active 69 DOM
5. 2026-06-15
   days on market $55,000 Active 68 DOM
6. 2026-06-14
   days on market $55,000 Active 66 DOM
7. 2026-06-12
   days on market $55,000 Active 65 DOM
8. 2026-06-09
   days on market $55,000 Active 62 DOM
9. 2026-06-08
   days on market $55,000 Active 61 DOM
10. 2026-06-07
    days on market $55,000 Active 60 DOM
11. 2026-06-05
    days on market $55,000 Active 58 DOM
12. 2026-06-04
    days on market $55,000 Active 56 DOM
13. 2026-06-02
    days on market $55,000 Active 55 DOM
14. 2026-06-01
    days on market $55,000 Active 54 DOM
15. 2026-05-31
    days on market $55,000 Active 53 DOM
16. 2026-05-31
    days on market $55,000 Active 52 DOM
17. 2026-04-08
    listed $60,000 New Listing 719-char remark

    Show marketing remark (719 chars)

    Opportunity awaits with this diamond in the rough! Situated on over 2 acres of land, this property offers the perfect canvas for your vision. Whether you're an investor, builder, or homeowner looking to create your next retreat, the possibilities are endless. The home needs work but offers solid bones and a layout full of potential. With plenty of space to expand, garden, or even add outbuildings, you'll love the freedom and privacy this large lot provides. Get a head start with new gas stove and stainless steel fridge! Located in a peaceful setting yet conveniently close to town, this is your chance to turn a fixer-upper into something truly special. Bring your tools and imagination—this one won't last

18. 2026-03-27
    historical
19. 2026-01-24
    status Under Contract
20. 2025-09-12
    price $60,000
21. 2025-08-12
    listed $65,000 New Listing
22. 2023-10-05
    soldstatus $70,000
23. 2023-10-03
    soldstatus $70,000
24. 2023-09-11
    listed $65,000
25. 2023-04-19
    historical
26. 2022-10-12
    listed $55,000

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$41/yr (+$3/mo · 13.1%)

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

Taxation est. · year 1

• Rental income: $11,796
• − Mortgage interest: −$3,081
• − Property taxes: −$311
• − Insurance: −$275
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,600
• Taxable income: $4,641
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,157/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Chidester

• Score: 56/100
• State rank: #376
• US rank: #22428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chidester, AR
• Population (ZIP): 1,011

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 39% Two or more races 6% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Tagalog/Filipino 3% Spanish 1%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

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

+9.1% since first listed

10 events — show timeline

• 2026-04-08 Listed $60,000 CARMLS
• 2026-03-27 Listing Removed — CARMLS
• 2026-01-24 Pending — CARMLS
• 2025-09-12 Price Changed $60,000 CARMLS
• 2025-08-12 Listed $65,000 CARMLS
• 2023-10-05 Sold (Public Records) $70,000 Public Records
• 2023-10-03 Sold (MLS) $70,000 CARMLS
• 2023-09-11 Listed $65,000 CARMLS
• 2023-04-19 Listing Removed — CARMLS
• 2022-10-12 Listed $55,000 CARMLS

Property tax history

+1.2%/yr

Latest (2025): $311 · +10.0% YoY. Source: county tax records.