252 Center Ave · Bellefonte, AR 72601

$140,000

3 bd · 2.0 ba · 1,665 sqft · SingleFamily public records · 59 Days on market

0.90 ac lot $84/sqft · 21% below area Est $178k · 21% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 1 bath home in Bellefonte. (2nd bathroom needs repairs. ) Lots of space inside with a wood fireplace, wood, tile and carpet flooring. Newer metal roof. Outbuilding has electric. Nice level and shaded yard. The wood stove in front of fireplace does not convey. Selling AS-IS. Property will not go VA, RD or FHA. All numbers approximate. NO OFFERS ACCEPTED UNTIL 5/26/26.

Key facts

• Wood fireplace
• Newer metal roof
• 0.9 acre lot

Tags

• WOOD FIREPLACE
• NEWER METAL ROOF
• OUTBUILDING HAS ELECTRIC
• LEVEL AND SHADED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $43 ($517/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (7.1% below list).
• Recommended offer: $130k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#323 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Valley Springs School District (rural): math 56% / reading 55% proficiency, ranked #7 of 238 in AR (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 437 active listings in the ZIP; 92 units permitted in Boone County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $968 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $26k; list at $140k implies a 428% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,124 (7.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $177,638
• List price: $140,000
• Delta: -21.19%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
383 N Center Ave	0.13mi	3/2.0	1,464 (-12%)	18mo	$89,000	$61	58

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.66×
• Total profit: $-13,501
• Equity at exit: $27,696

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-2,360
• Equity at exit: $24,153

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 72601

• Home prices YoY: -0.8%
• Active inventory: 437
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$58
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $43

Break-even live

Break-even rent $1,247

Max offer price $140,000

Occupancy floor 92%

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: —

Listing history 21 events

1. 2026-06-19
   days on market $140,000 Active 59 DOM
2. 2026-06-18
   days on market $140,000 Active 58 DOM
3. 2026-06-17
   days on market $140,000 Active 57 DOM
4. 2026-06-16
   days on market $140,000 Active 56 DOM
5. 2026-06-15
   days on market $140,000 Active 55 DOM
6. 2026-06-14
   days on market $140,000 Active 53 DOM
7. 2026-06-12
   days on market $140,000 Active 52 DOM
8. 2026-06-09
   days on market $140,000 Active 49 DOM
9. 2026-06-08
   days on market $140,000 Active 48 DOM
10. 2026-06-07
    days on market $140,000 Active 47 DOM
11. 2026-06-07
    days on market $140,000 Active 46 DOM
12. 2026-06-04
    days on market $140,000 Active 43 DOM
13. 2026-06-02
    days on market $140,000 Active 42 DOM
14. 2026-06-01
    days on market $140,000 Active 41 DOM
15. 2026-05-31
    days on market $140,000 Active 40 DOM
16. 2026-05-31
    days on market $140,000 Active 39 DOM
17. 2026-04-20
    listed $140,000 Active 380-char remark

    Show marketing remark (380 chars)

    3 bedroom, 1 bath home in Bellefonte. (2nd bathroom needs repairs. ) Lots of space inside with a wood fireplace, wood, tile and carpet flooring. Newer metal roof. Outbuilding has electric. Nice level and shaded yard. The wood stove in front of fireplace does not convey. Selling AS-IS. Property will not go VA, RD or FHA. All numbers approximate. NO OFFERS ACCEPTED UNTIL 5/26/26.

18. 2012-09-13
    soldstatus $26,500 332-char remark

    Show marketing remark (332 chars)

    This property is now under auction terms. Pre-sale bids should be submitted through www. Auction.com. This property is subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). This is a reserve auction all offers are subject to seller approval. Please contact listing agent for details.

19. 2012-05-30
    listed $36,000 332-char remark

    Show marketing remark (332 chars)

    This property is now under auction terms. Pre-sale bids should be submitted through www. Auction.com. This property is subject to a 5% buyer's premium pursuant to the Auction Terms & Conditions (minimums may apply). This is a reserve auction all offers are subject to seller approval. Please contact listing agent for details.

20. 2005-09-06
    soldstatus $70,000
21. 1999-06-02
    soldstatus $34,000

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$90/yr (+$7/mo · 11.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,615
• − Mortgage interest: −$7,842
• − Property taxes: −$806
• − Insurance: −$2,202
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$4,073
• Taxable loss: −$1,807
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $951/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: Valley Springs School District
• NCES district ID: 0513350
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $41,757
• Composite: 46.57/100
• National rank: #2424
• State rank: #7 of 238 in AR

Livability — Bellefonte

• Score: 58/100
• State rank: #323
• US rank: #21230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellefonte, AR
• Population (ZIP): 30,180

Population outlook (Boone County) Hauer SSP2

• Today (2025): 37,238 people
• By 2030: 36,808 · -1.2%
• By 2040: 35,597 · -4.4%
• By 2050: 34,197 · -8.2%
• By 2075: 30,503 · -18.1%
• By 2100: 25,797 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+65.0) · D 16.7% · R 81.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.7pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.9 2016: R+58.5 2012: R+48.0 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 247.043
• 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

+311.8% since first listed

5 events — show timeline

• 2026-04-20 Listed $140,000 NWARMLS
• 2012-09-13 Sold (MLS) $26,500 NWARMLS
• 2012-05-30 Listed $36,000 NWARMLS
• 2005-09-06 Sold (Public Records) $70,000 Public Records
• 1999-06-02 Sold (Public Records) $34,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $806 · +0.0% YoY. Source: county tax records.