406 W Dickson St · Murfreesboro, AR 71958

$1

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 75 Days on market

Built 1992 9,583 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

RESIDENTIAL REAL ESTATE AUCTION Friday, March 20th at 11AM 2026 Open House: Sunday, March 15th 1PM to 3PM 406 West Dickson St. Murfreesboro, AR 71958 Live on Location with Online Bidding - Bidding now in progress at www. FowlerAuctioneers.com Offers Made Prior to Auction are welcome!! Subject to Seller Confirmation Newly Remodeled One-Story, 1,170± SF Home has 3 Bedrooms/ 1 Bath. Home Consists of Living Room, Dining Room, Single Carport. The home has a new pitched rafters, decking, metal roof, new heat, HVAC is approx. one year old. New wiring, new custom tile shower & vanity, new kitchen cabinets, new lighting, carpet in the bedrooms, new weather proof wood plank style floo

Key facts

• 9,583 sq ft lot
• Parking
• Built 1992

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $100,620 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 68/100 on livability (#90 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• South Pike County School District (rural): math 35% / reading 40% proficiency, ranked #99 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• In year one you build about $952 of equity ($696 loan paydown + $256 appreciation (0.2% local appreciation)).
• Pike County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 150930.0% of price.
• Climate carrying-cost: moderate 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 $1

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 5% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $100,620
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 3rd Ave	0.31mi	2/1.0 (-1)	1,200 (+3%)	9mo	$85,000	$71	69
406 W 6th St	0.46mi	3/1.0	1,100 (-6%)	12mo	$95,000	$86	58

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

Projected returns pro-forma

0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.25×
• Total profit: $6,982
• Equity at exit: $30,503

10-year hold

• IRR: 10.1%
• Equity multiple: 2.13×
• Total profit: $31,929
• Equity at exit: $37,709

Cash invested: $28,174 (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 71958

• Home prices YoY: 0.1%
• Active inventory: 30

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$528
• Tax est. 1.5%: −$126 /mo · $1,509/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $137

Break-even live

Break-even rent $880

Max offer price $100,620

Occupancy floor 82%

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: $25,155
• Closing costs: $3,019
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-24
   status Under Contract
2. 2026-01-06
   listed $1 New Listing
3. 1999-09-22
   soldstatus $51,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,637
• − Mortgage interest: −$5,636
• − Property taxes: −$1,509
• − Insurance: −$503
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,927
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,630/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: South Pike County School District
• NCES district ID: 0510320
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $37,455
• Composite: 31.2/100
• National rank: #6040
• State rank: #99 of 238 in AR

Livability — Murfreesboro

• Score: 68/100
• State rank: #90
• US rank: #9996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murfreesboro, AR
• Population (ZIP): 2,324

Population outlook (Pike County) Hauer SSP2

• Today (2025): 10,158 people
• By 2030: 9,681 · -4.7%
• By 2040: 8,640 · -14.9%
• By 2050: 7,500 · -26.2%
• By 2075: 4,897 · -51.8%
• By 2100: 2,911 · -71.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 7% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+73.1) · D 12.8% · R 86.0% · Other 1.2%
• 2008→2024 swing: -31.8pp toward R · 2008: -41.3pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+67.7 2016: R+62.3 2012: R+52.7 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.25%
• Current HPI: 180.1647
• 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

3 events — show timeline

• 2026-03-24 Pending — CARMLS
• 2026-01-06 Listed $1 CARMLS
• 1999-09-22 Sold (Public Records) $51,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $493 · +9.1% YoY. Source: county tax records.