63 E Linden Ave · Marion, AR 72364

$109,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 202 Days on market

Built 1975 7,405 sqft lot $170/sqft · 11% above area Est $130k · 16% under

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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 +21.2/30.0
• ARV discount +14.6/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! 63 E Linden Ave – Fully renovated 2 bed, 1 bath gem with 856 sq ft on a fenced 0.17-acre lot in central Marion. All new kitchen, new bath, new LVP floors, fresh paint, updated fixtures, and ready to go! Open layout, off-street parking, and minutes to everything. Priced to sell at $119,000 – perfect starter, downsizer, or investment. Move-in ready and won't last long! Come see it today!

Key facts

• Fully renovated
• New bath
• New kitchen

Tags

• FULLY RENOVATED
• NEW KITCHEN
• NEW BATH
• NEW LVP FLOORS
• FRESH PAINT
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $102k (6.5% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Marion — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#147 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime F, amenities F, commute F.
• Marion School District (suburban): math 21% / reading 26% proficiency, ranked #185 of 238 in AR (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Herbert Carter Global Community Magnet School (math 33% / reading 33%, grade F, #274 of 454 statewide, top 61%, 636 students, 58% FRL); Marion Junior High School (math 19% / reading 29%, grade F, #170 of 201 statewide, top 86%, 970 students, 75% FRL); Marion High School (math 10% / reading 27%, grade F, #251 of 292 statewide, top 86%, 850 students, 77% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $109k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1975 — 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. Crime grade is F 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?
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: 0.94% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $129,560
• List price: $109,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-7,718
• Equity at exit: $16,252

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $5,949
• Equity at exit: $9,424

Cash invested: $30,520 (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 72364

• Home prices YoY: -13.3%
• Active inventory: 110
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $157

Break-even live

Break-even rent $821

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $219	-5% $188	+0% $157	+5% $126	+10% $95
Rent	-10% $76	-5% $117	+0% $157	+5% $197	+10% $237
Rate	-1.0pp $212	-0.5pp $185	base $157	+0.5pp $129	+1.0pp $100

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Par Dr Marion, AR	1.0–2.0	1.0–2.0	762	$1,330	$1.74	3d	31	0.83mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $109,000 Pending 202 DOM
2. 2026-06-07
   days on market $109,000 Active 201 DOM
3. 2026-06-05
   days on market $109,000 Active 198 DOM
4. 2026-06-03
   days on market $109,000 Active 197 DOM
5. 2026-06-02
   days on market $109,000 Active 196 DOM
6. 2026-06-01
   days on market $109,000 Active 195 DOM
7. 2026-05-31
   days on market $109,000 Active 194 DOM
8. 2026-03-17
   price $109,000 419-char remark

   Show marketing remark (419 chars)

   PRICE IMPROVEMENT! 63 E Linden Ave – Fully renovated 2 bed, 1 bath gem with 856 sq ft on a fenced 0.17-acre lot in central Marion. All new kitchen, new bath, new LVP floors, fresh paint, updated fixtures, and ready to go! Open layout, off-street parking, and minutes to everything. Priced to sell at $119,000 – perfect starter, downsizer, or investment. Move-in ready and won't last long! Come see it today!

9. 2025-11-19
   listed $119,000 Active 419-char remark

   Show marketing remark (419 chars)

   PRICE IMPROVEMENT! 63 E Linden Ave – Fully renovated 2 bed, 1 bath gem with 856 sq ft on a fenced 0.17-acre lot in central Marion. All new kitchen, new bath, new LVP floors, fresh paint, updated fixtures, and ready to go! Open layout, off-street parking, and minutes to everything. Priced to sell at $119,000 – perfect starter, downsizer, or investment. Move-in ready and won't last long! Come see it today!

10. 2005-02-14
    soldstatus $33,000

ⓘ 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: $378 · $31/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$320/yr (+$27/mo · 84.6%)

ⓘ 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 (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,234
• − Mortgage interest: −$6,106
• − Property taxes: −$378
• − Insurance: −$545
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$3,171
• Taxable income: $77
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $1,864/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: Marion School District
• NCES district ID: 0509390
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $50,758
• Composite: 20.88/100
• National rank: #8492
• State rank: #185 of 238 in AR

Livability — Marion

• Score: 65/100
• State rank: #147
• US rank: #12733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crittenden County · 16,034 people
• City population: 16,034
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 16,034
• Household income: $74,462
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 319.0

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 35% Two or more races 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.64%
• Current HPI: 205.4807
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• 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

+230.3% since first listed

3 events — show timeline

• 2026-03-17 Price Changed $109,000 EARA
• 2025-11-19 Listed $119,000 EARA
• 2005-02-14 Sold (Public Records) $33,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $378 · +87.8% YoY. Source: county tax records.