414 N Wilks · McRae, AR 72102

$39,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 127 Days on market

Built 1960 1.25 ac lot $35/sqft · 57% below area ↓ 40% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A 1120 sq ft 3-bedroom, 1-bath home with a little TLC, this home could truly shine along with two additional storage sheds. This property also includes a spacious shop on a slab, complete with a roll-up door and electricity, perfect for projects or extra storage. The property sits on a quiet dead-end road surrounded by beautiful trees and includes a nice garden area, providing a peaceful country setting.

Key facts

• Garden area
• Spacious shop
• Quiet dead-end road

Tags

• STORAGE SHEDS
• SPACIOUS SHOP
• QUIET DEAD-END ROAD
• GARDEN AREA
• PEACEFUL COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#91 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($270 loan paydown + $2k appreciation (4.3% local appreciation)).
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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. 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: 2.24% ✓
• Cap rate: 20.06%
• Cash-on-cash: 49.17%
• DSCR: 3.19
• GRM: 3.7

CMA / ARV

• ARV (median comp): $91,356
• List price: $39,000
• Delta: -57.31%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N Wilks	0.00mi	3/1.0	1,120 (0%)	1mo	$36,000	$32	99
3033 Hwy 13	0.32mi	3/2.0	1,104 (-1%)	13mo	$102,000	$92	68
4856 Hwy 367	0.37mi	3/1.0	1,188 (+6%)	11mo	$122,000	$103	64
102 S Smith St	0.37mi	2/1.0 (-1)	1,100 (-2%)	16mo	$100,000	$91	62
601 E Second	0.45mi	3/1.0	1,052 (-6%)	17mo	$25,000	$24	55

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

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.0%
• Equity multiple: 4.30×
• Total profit: $36,018
• Equity at exit: $20,541

10-year hold

• IRR: 54.3%
• Equity multiple: 8.78×
• Total profit: $84,993
• Equity at exit: $34,224

Cash invested: $10,920 (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 72102

• Home prices YoY: 1.9%
• Active inventory: 12
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $447

Break-even live

Break-even rent $306

Max offer price $39,000

Occupancy floor 44%

Sensitivity live

Price	-10% $470	-5% $459	+0% $447	+5% $436	+10% $425
Rent	-10% $379	-5% $413	+0% $447	+5% $482	+10% $516
Rate	-1.0pp $467	-0.5pp $457	base $447	+0.5pp $437	+1.0pp $427

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Under Contract 407-char remark

   Show marketing remark (407 chars)

   A 1120 sq ft 3-bedroom, 1-bath home with a little TLC, this home could truly shine along with two additional storage sheds. This property also includes a spacious shop on a slab, complete with a roll-up door and electricity, perfect for projects or extra storage. The property sits on a quiet dead-end road surrounded by beautiful trees and includes a nice garden area, providing a peaceful country setting.

2. 2026-05-08
   price $39,000 407-char remark

   Show marketing remark (407 chars)

   A 1120 sq ft 3-bedroom, 1-bath home with a little TLC, this home could truly shine along with two additional storage sheds. This property also includes a spacious shop on a slab, complete with a roll-up door and electricity, perfect for projects or extra storage. The property sits on a quiet dead-end road surrounded by beautiful trees and includes a nice garden area, providing a peaceful country setting.

3. 2026-03-10
   price $57,000 407-char remark

   Show marketing remark (407 chars)

   A 1120 sq ft 3-bedroom, 1-bath home with a little TLC, this home could truly shine along with two additional storage sheds. This property also includes a spacious shop on a slab, complete with a roll-up door and electricity, perfect for projects or extra storage. The property sits on a quiet dead-end road surrounded by beautiful trees and includes a nice garden area, providing a peaceful country setting.

4. 2026-01-05
   listed $65,000 New Listing 407-char remark

   Show marketing remark (407 chars)

   A 1120 sq ft 3-bedroom, 1-bath home with a little TLC, this home could truly shine along with two additional storage sheds. This property also includes a spacious shop on a slab, complete with a roll-up door and electricity, perfect for projects or extra storage. The property sits on a quiet dead-end road surrounded by beautiful trees and includes a nice garden area, providing a peaceful country setting.

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $254 · $21/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $10,472
• − Mortgage interest: −$2,185
• − Property taxes: −$254
• − Insurance: −$195
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,135
• Taxable income: $5,028
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $4,163/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — McRae

• Score: 68/100
• State rank: #91
• US rank: #10010

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: McRae, AR
• Population (ZIP): 2,508

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.33%
• Current HPI: 237.0809
• 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

-40.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — CARMLS
• 2026-05-08 Price Changed $39,000 CARMLS
• 2026-03-10 Price Changed $57,000 CARMLS
• 2026-01-05 Listed $65,000 CARMLS

Property tax history

-4.9%/yr

Latest (2020): $254 · -0.0% YoY. Source: county tax records.