604 N Bell St · Foreman, AR 71836

$135,000

3 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 86 Days on market

Built 1958 0.88 ac lot $81/sqft · 17% above area Est $115k · 17% over

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Why this score? — see what drove the D 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 +16.3/30.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Over sized lot, three outbuildings, hot water heater replaced, roof and gutters replaced in 2022. Large RV awning on lot with water, electric and sewer hookup.

Key facts

• 0.88 acre lot
• 2 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $74 ($884/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 $114k (15.4% below list).
• Recommended offer: $114k (15.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#335 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: schools D, amenities F, commute F.
• Foreman School District (rural): math 38% / reading 38% proficiency, ranked #92 of 238 in AR (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 4 units permitted in Little River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Little River County population projected at -29% 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,245 (15.4% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (median comp): $115,050
• List price: $135,000
• Delta: 17.34%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.55×
• Total profit: $20,910
• Equity at exit: $60,702

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $67,815
• Equity at exit: $93,549

Cash invested: $37,800 (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 71836

• Active inventory: 7
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $74

Break-even live

Break-even rent $1,049

Max offer price $135,000

Occupancy floor 89%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $135,000 Active 86 DOM
2. 2026-06-18
   days on market $135,000 Active 85 DOM
3. 2026-06-17
   days on market $135,000 Active 84 DOM
4. 2026-06-16
   days on market $135,000 Active 83 DOM
5. 2026-06-15
   days on market $135,000 Active 82 DOM
6. 2026-06-14
   days on market $135,000 Active 80 DOM
7. 2026-06-12
   days on market $135,000 Active 79 DOM
8. 2026-06-09
   days on market $135,000 Active 76 DOM
9. 2026-06-08
   days on market $135,000 Active 75 DOM
10. 2026-06-07
    days on market $135,000 Active 74 DOM
11. 2026-06-05
    days on market $135,000 Active 72 DOM
12. 2026-06-04
    days on market $135,000 Active 70 DOM
13. 2026-06-02
    days on market $135,000 Active 69 DOM
14. 2026-06-01
    days on market $135,000 Active 68 DOM
15. 2026-05-31
    days on market $135,000 Active 67 DOM
16. 2026-05-31
    days on market $135,000 Active 66 DOM
17. 2026-03-25
    listed $135,000 Active 159-char remark

    Show marketing remark (159 chars)

    Over sized lot, three outbuildings, hot water heater replaced, roof and gutters replaced in 2022. Large RV awning on lot with water, electric and sewer hookup.

18. 2024-10-24
    historical
19. 2024-07-26
    price $142,000
20. 2024-04-23
    listed $149,900 New Listing
21. 2021-11-22
    soldstatus $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: $776 · $65/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$88/yr (+$7/mo · 11.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $13,709
• − Mortgage interest: −$7,562
• − Property taxes: −$776
• − Insurance: −$675
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,927
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $1,226/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: Foreman School District
• NCES district ID: 0506240
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $40,188
• Composite: 31.91/100
• National rank: #5853
• State rank: #92 of 238 in AR

Livability — Foreman

• Score: 57/100
• State rank: #335
• US rank: #21650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foreman, AR
• City population: 3,327
• Population (ZIP): 3,327

Population outlook (Little River County) Hauer SSP2

• Today (2025): 11,251 people
• By 2030: 10,529 · -6.4%
• By 2040: 9,211 · -18.1%
• By 2050: 7,999 · -28.9%
• By 2075: 5,779 · -48.6%
• By 2100: 4,395 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 19% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: French 3% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Little River

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.4%
• 2008→2024 swing: -25.3pp toward R · 2008: -29.0pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+48.1 2016: R+42.5 2012: R+36.3 2008: R+29.0

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

+145.5% since first listed

5 events — show timeline

• 2026-03-25 Listed $135,000 TBOR
• 2024-10-24 Listing Removed — CARMLS
• 2024-07-26 Price Changed $142,000 CARMLS
• 2024-04-23 Listed $149,900 CARMLS
• 2021-11-22 Sold (Public Records) $55,000 Public Records

Property tax history

+23.8%/yr

Latest (2025): $776 · +0.0% YoY. Source: county tax records.