208 N Cole St · Harrisburg, AR 72432

$110,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 13 Days on market

Built 1953 10,454 sqft lot $90/sqft · at area comps Est $114k · at est. ↓ 26% since listing

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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 +18.9/30.0
• ARV discount +9.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Appreciation +3.8/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 208 N Cole St, a well-kept, move‑in‑ready home tucked into a quiet neighborhood just minutes from everything Harrisburg has to offer. Whether you're a first‑time buyer, downsizing, or looking for an investment property, this address delivers comfort, convenience, and value.

Key facts

• Move-in-ready
• Detached
• 0.24 acre lot

Tags

• MOVE-IN-READY
• DETACHED

Property features AI

Finance

• Other: Approximate lot dimensions: 75' x 125' x 82' (0.24 acre); Square footage per tax records: 1,224

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Electric (municipal + Entergy); Natural gas
• Home design: Metal/vinyl siding exterior
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Patio; Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator stays
• Flooring: Carpet; Wood; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Sheetrock walls and ceilings; Carpet, wood, tile, and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 56/100 on livability (#375 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools D, employment D, crime D-.
• Harrisburg School District (rural): math 31% / reading 35% proficiency, ranked #137 of 238 in AR (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 67 units permitted in Poinsett County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Poinsett County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $81k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $113,875
• List price: $110,000
• Delta: -3.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 N Cole St	0.00mi	3/2.0	1,224 (0%)	0mo	$81,000	$66	96
503 N Main St	0.34mi	3/2.0	1,316 (+8%)	2mo	$103,500	$79	66
505 W Border St	0.25mi	3/1.0	1,134 (-7%)	15mo	$142,000	$125	63
103 Winters St	0.15mi	3/1.0	1,114 (-9%)	24mo	$100,000	$90	58
207 Perch Ave	0.27mi	2/1.0 (-1)	1,070 (-13%)	4mo	$139,000	$130	58
503 W Border St	0.24mi	3/1.0	1,376 (+12%)	14mo	$135,000	$98	56
605 Brooks St	0.24mi	3/1.5	1,362 (+11%)	21mo	$140,000	$103	50
812 James St	0.59mi	3/1.0	1,132 (-8%)	23mo	$84,900	$75	41

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

Projected returns pro-forma

-2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-7,960
• Equity at exit: $19,224

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $4,715
• Equity at exit: $14,430

Cash invested: $30,800 (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 72432

• Home prices YoY: -1.2%
• Active inventory: 55
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $113

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $189	-5% $151	+0% $113	+5% $75	+10% $37
Rent	-10% $26	-5% $69	+0% $113	+5% $157	+10% $200
Rate	-1.0pp $168	-0.5pp $141	base $113	+0.5pp $84	+1.0pp $55

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Under Contract 285-char remark

   Show marketing remark (285 chars)

   Welcome to 208 N Cole St, a well-kept, move‑in‑ready home tucked into a quiet neighborhood just minutes from everything Harrisburg has to offer. Whether you're a first‑time buyer, downsizing, or looking for an investment property, this address delivers comfort, convenience, and value.

2. 2026-05-01
   listed $110,000 New Listing 285-char remark

   Show marketing remark (285 chars)

   Welcome to 208 N Cole St, a well-kept, move‑in‑ready home tucked into a quiet neighborhood just minutes from everything Harrisburg has to offer. Whether you're a first‑time buyer, downsizing, or looking for an investment property, this address delivers comfort, convenience, and value.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,263
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,200
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,457/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: Harrisburg School District
• NCES district ID: 0507350
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $34,332
• Composite: 27.19/100
• National rank: #7021
• State rank: #137 of 238 in AR

Livability — Harrisburg

• Score: 56/100
• State rank: #375
• US rank: #22427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrisburg, AR
• City population: 6,537
• Population (ZIP): 6,537

Population outlook (Poinsett County) Hauer SSP2

• Today (2025): 22,998 people
• By 2030: 22,356 · -2.8%
• By 2040: 21,150 · -8.0%
• By 2050: 20,035 · -12.9%
• By 2075: 17,745 · -22.8%
• By 2100: 15,358 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Poinsett

• 2024 margin: Solid R (+63.5) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -36.3pp toward R · 2008: -27.2pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+59.8 2016: R+24.1 2012: R+34.2 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.43%
• Current HPI: 205.4239
• 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

-26.4% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) $81,000 NEABOR MLS
• 2026-06-11 Sold (MLS) $81,000 CARMLS
• 2026-05-15 Delisted — NEABOR MLS
• 2026-05-15 Pending — CARMLS
• 2026-05-01 Listed $110,000 NEABOR MLS
• 2026-05-01 Listed $110,000 CARMLS