1562 E Hwy 16 · Clinton, AR 72031

$95,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 75 Days on market

Built 1945 Fair condition 0.82 ac lot $86/sqft · 30% below area Est $137k · 30% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This home has all the room you need! Close to schools and town, this home features an open living-kitchen concept and a large yard with a deck. This one will not last long. Agents read confidential remarks.

Key facts

• Close to town
• Close to schools
• Large yard

Tags

• OPEN LIVING-KITCHEN CONCEPT
• LARGE YARD
• DECK
• CLOSE TO SCHOOLS
• CLOSE TO TOWN
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in Clinton — 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 74/100 on livability (#15 in AR, #4,397 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Clinton School District (rural): math 46% / reading 45% proficiency, ranked #41 of 238 in AR (top 17%) — 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.
• Market conditions: 100 active listings in the ZIP; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Van Buren County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — 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. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $136,621
• List price: $95,000
• Delta: -30.46%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Memory Ln Ln	0.19mi	3/2.0	1,266 (+15%)	4mo	$105,000	$83	64
2162 Hwy 16 E	0.63mi	2/1.0 (-1)	976 (-12%)	17mo	$117,000	$120	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $58,733
• Equity at exit: $85,584

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $167,499
• Equity at exit: $184,564

Cash invested: $26,600 (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 72031

• Home prices YoY: 5.2%
• Active inventory: 100
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $110

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $175	-5% $142	+0% $110	+5% $77	+10% $44
Rent	-10% $33	-5% $71	+0% $110	+5% $148	+10% $186
Rate	-1.0pp $157	-0.5pp $134	base $110	+0.5pp $85	+1.0pp $60

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $95,000 Active 75 DOM
2. 2026-06-18
   days on market $95,000 Active 74 DOM
3. 2026-06-17
   days on market $95,000 Active 73 DOM
4. 2026-06-16
   statusdays on market $95,000 Active 72 DOM
5. 2026-06-15
   days on market $95,000 Price Change 71 DOM
6. 2026-06-14
   days on market $95,000 Price Change 69 DOM
7. 2026-06-12
   days on market $95,000 Price Change 68 DOM
8. 2026-06-09
   pricestatusdays on market $95,000 Price Change 65 DOM
9. 2026-06-08
   days on market $99,900 Active 64 DOM
10. 2026-06-07
    days on market $99,900 Active 63 DOM
11. 2026-06-07
    days on market $99,900 Active 62 DOM
12. 2026-06-04
    days on market $99,900 Active 59 DOM
13. 2026-06-02
    days on market $99,900 Active 58 DOM
14. 2026-06-01
    days on market $99,900 Active 57 DOM
15. 2026-05-31
    days on market $99,900 Active 56 DOM
16. 2026-05-31
    days on market $99,900 Active 55 DOM
17. 2026-05-11
    price $99,900 206-char remark

    Show marketing remark (206 chars)

    This home has all the room you need! Close to schools and town, this home features an open living-kitchen concept and a large yard with a deck. This one will not last long. Agents read confidential remarks.

18. 2026-04-05
    listed $104,900 New Listing 206-char remark

    Show marketing remark (206 chars)

    This home has all the room you need! Close to schools and town, this home features an open living-kitchen concept and a large yard with a deck. This one will not last long. Agents read confidential remarks.

19. 2025-05-20
    historical
20. 2025-04-24
    price $134,900
21. 2025-02-24
    status Back on Market
22. 2025-02-24
    historical
23. 2024-12-07
    price $137,900
24. 2024-10-10
    price $144,900
25. 2024-08-24
    listed $149,900 New Listing
26. 2021-07-21
    historical
27. 2021-07-20
    soldstatus $93,500 Sold
28. 2021-05-29
    price $90,000
29. 2021-05-28
    historical Take Backups
30. 2021-04-02
    historical
31. 2021-03-26
    listed $85,000 New Listing

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $11,637
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,764
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,365/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, roof, exterior siding, and landscaping. Upgrades to these areas would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — dated design
• Moderate roof — visible wear
• Minor exterior siding — light wear
• Minor interior walls — light discoloration
• Minor windows — some appear old
• Minor HVAC — ceiling fans only
• Minor landscaping — overgrown yard

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale repair roof — new roof improves home's value
• Resale repair exterior siding — new siding enhances curb appeal
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics
• Resale repair windows — new windows improve energy efficiency and curb appeal
• Resale replace HVAC unit — new HVAC improves comfort and energy efficiency
• Resale landscape yard — new landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · dated design	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
exterior siding · light wear	Minor	$500–3,000
interior walls · light discoloration	Minor	$500–3,000
windows · some appear old	Minor	$500–3,000
HVAC · ceiling fans only	Minor	$500–3,000
landscaping · overgrown yard	Minor	$500–3,000
Total estimated repair cost · 8 items		$6,500–36,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale repair roof — new roof improves home's value ↑
• Resale repair exterior siding — new siding enhances curb appeal ↑
• Resale replace bathroom fixtures — new fixtures improve functionality and aesthetics ↑
• Resale repair windows — new windows improve energy efficiency and curb appeal ↑
• Resale replace HVAC unit — new HVAC improves comfort and energy efficiency ↑
• Resale landscape yard — new landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clinton School District
• NCES district ID: 0504410
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $32,018
• Composite: 37.34/100
• National rank: #4438
• State rank: #41 of 238 in AR

Livability — Clinton

• Score: 74/100
• State rank: #15
• US rank: #4397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, AR
• Population (ZIP): 7,108

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 15,459 people
• By 2030: 14,645 · -5.3%
• By 2040: 12,918 · -16.4%
• By 2050: 11,263 · -27.1%
• By 2075: 7,870 · -49.1%
• By 2100: 4,918 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 4% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Van Buren

• 2024 margin: Solid R (+60.2) · D 18.9% · R 79.0% · Other 2.1%
• 2008→2024 swing: -28.5pp toward R · 2008: -31.7pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+53.9 2012: R+39.5 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.08%
• Current HPI: 244.9609
• 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

+17.5% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $99,900 CARMLS
• 2026-04-05 Listed $104,900 CARMLS
• 2025-05-20 Listing Removed — CARMLS
• 2025-04-24 Price Changed $134,900 CARMLS
• 2025-02-24 Relisted — CARMLS
• 2025-02-24 Listing Removed — CARMLS
• 2024-12-07 Price Changed $137,900 CARMLS
• 2024-10-10 Price Changed $144,900 CARMLS
• 2024-08-24 Listed $149,900 CARMLS
• 2021-07-21 Listing Removed — CARMLS
• 2021-07-20 Sold (MLS) $93,500 CARMLS
• 2021-05-29 Price Changed $90,000 CARMLS
• 2021-05-28 Contingent — CARMLS
• 2021-04-02 Listing Removed — CARMLS
• 2021-03-26 Listed $85,000 CARMLS

Property tax history

+0.0%/yr

Latest (2023): $45 · +0.0% YoY. Source: county tax records.