347 E Old Military Rd · Colt, AR 72326

$145,000

3 bd · 2.0 ba · 1,842 sqft · SingleFamily public records · 728 Days on market

Built 1990 0.25 ac lot ↓ 14% since listing

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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 +12.5/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

This great home featuring new floor covers, metal roofing, and brick exterior siding is located along historic Old Military Road in Colt, AR and is halfway between Forrest City and Wynne. The property boasts three bedrooms, two full bathrooms, a living room, den, and kitchen with space for a dining table, along with a laundry room.

Key facts

• 0.25 acre lot
• 2 parking spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-21 ($-251/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (22.7% below list).
• Recommended offer: $112k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#431 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, health & safety A; Watch: housing D+, amenities F, commute F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary School (725 students, 100% FRL); Forrest City Jr. High (math 9% / reading 15%, grade F, #189 of 201 statewide, top 94%, 275 students, 100% FRL); Forrest City High School (math 6% / reading 10%, grade F, #282 of 292 statewide, top 97%, 580 students, 99% FRL).
• Market conditions: 9 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• St. Francis County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 728 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $112,114 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 728 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.77% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.84×
• Total profit: $33,943
• Equity at exit: $84,188

10-year hold

• IRR: 13.8%
• Equity multiple: 3.53×
• Total profit: $102,846
• Equity at exit: $146,993

Cash invested: $40,600 (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 72326

• Home prices YoY: 3.1%
• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-21

Break-even live

Break-even rent $1,148

Max offer price $141,304

Occupancy floor 97%

Sensitivity live

Price	-10% $61	-5% $20	+0% $-21	+5% $-62	+10% $-103
Rent	-10% $-109	-5% $-65	+0% $-21	+5% $23	+10% $68
Rate	-1.0pp $52	-0.5pp $16	base $-21	+0.5pp $-58	+1.0pp $-97

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-10-13
   status Under Contract
2. 2024-10-30
   price $145,000
3. 2024-09-19
   price $150,000
4. 2024-07-24
   price $164,000
5. 2023-09-21
   listed $169,000 New Listing

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,454
• − Mortgage interest: −$8,122
• − Property taxes: −$1,030
• − Insurance: −$725
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,218
• Taxable loss: −$2,794
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $419/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Colt

• Score: 53/100
• State rank: #431
• US rank: #24290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colt, AR
• Population (ZIP): 2,030

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 28% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 172.8048
• 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

-14.2% since first listed

5 events — show timeline

• 2025-10-13 Pending — CARMLS
• 2024-10-30 Price Changed $145,000 CARMLS
• 2024-09-19 Price Changed $150,000 CARMLS
• 2024-07-24 Price Changed $164,000 CARMLS
• 2023-09-21 Listed $169,000 CARMLS

Property tax history

+1.9%/yr

Latest (2025): $1,030 · +0.1% YoY. Source: county tax records.