951 Greenfield Rd · Star City, AR 71667

$70,000

2 bd · 1.5 ba · 1,126 sqft · SingleFamily public records · 146 Days on market

Built 1973 0.64 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

If you’re searching for an affordable home in the country, this one is worth a look! This 2 bed, 2 bath home sits on a half-acre lot in a peaceful rural setting with no restrictions. It offers plenty of closet space, newer flooring, and a large laundry room that could double as a third bedroom. The home does need a little TLC and is being sold AS IS—perfect for someone ready to make it their own or for a great Rental Property.

Key facts

• 0.64 acre lot
• 2 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#131 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Star City School District (rural): math 22% / reading 22% proficiency, ranked #206 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Star City Jimmy Brown Elementary School (math 23% / reading 19%, grade F, #373 of 454 statewide, top 83%, 647 students, 69% FRL); Star City Middle School (math 27% / reading 23%, grade F, #164 of 201 statewide, top 82%, 341 students, 70% FRL); Star City High School (math 14% / reading 25%, grade F, #239 of 292 statewide, top 85%, 444 students, 62% FRL).
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.70×
• Total profit: $52,914
• Equity at exit: $63,062

10-year hold

• IRR: 30.0%
• Equity multiple: 8.36×
• Total profit: $144,349
• Equity at exit: $135,995

Cash invested: $19,600 (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 71667

• Home prices YoY: 7.7%
• Active inventory: 29
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $231

Break-even live

Break-even rent $698

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $271	-5% $251	+0% $231	+5% $212	+10% $192
Rent	-10% $153	-5% $192	+0% $231	+5% $270	+10% $310
Rate	-1.0pp $267	-0.5pp $249	base $231	+0.5pp $213	+1.0pp $195

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $70,000 Under Contract 146 DOM
2. 2026-06-17
   days on market $70,000 Active 146 DOM
3. 2026-06-16
   days on market $70,000 Active 145 DOM
4. 2026-06-15
   days on market $70,000 Active 144 DOM
5. 2026-06-14
   days on market $70,000 Active 142 DOM
6. 2026-06-12
   days on market $70,000 Active 141 DOM
7. 2026-06-09
   days on market $70,000 Active 138 DOM
8. 2026-06-08
   days on market $70,000 Active 137 DOM
9. 2026-06-07
   days on market $70,000 Active 136 DOM
10. 2026-06-05
    days on market $70,000 Active 133 DOM
11. 2026-06-03
    days on market $70,000 Active 132 DOM
12. 2026-06-02
    days on market $70,000 Active 131 DOM
13. 2026-06-01
    days on market $70,000 Active 130 DOM
14. 2026-05-31
    days on market $70,000 Active 129 DOM
15. 2026-05-30
    days on market $70,000 Active 128 DOM
16. 2026-01-22
    listed $80,000 New Listing 442-char remark

    Show marketing remark (442 chars)

    If you’re searching for an affordable home in the country, this one is worth a look! This 2 bed, 2 bath home sits on a half-acre lot in a peaceful rural setting with no restrictions. It offers plenty of closet space, newer flooring, and a large laundry room that could double as a third bedroom. The home does need a little TLC and is being sold AS IS—perfect for someone ready to make it their own or for a great Rental Property.

17. 2022-01-28
    soldstatus $65,000
18. 2017-07-05
    soldstatus $63,000

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$88/yr (+$7/mo · 24.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,891
• − Mortgage interest: −$3,921
• − Property taxes: −$360
• − Insurance: −$1,852
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,036
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $2,340/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: Star City School District
• NCES district ID: 0500028
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $36,400
• Composite: 18.28/100
• National rank: #8957
• State rank: #206 of 238 in AR

Livability — Star City

• Score: 66/100
• State rank: #131
• US rank: #12052

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,927
• Population (ZIP): 6,927

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 13,516 people
• By 2030: 13,354 · -1.2%
• By 2040: 13,200 · -2.3%
• By 2050: 13,170 · -2.6%
• By 2075: 12,581 · -6.9%
• By 2100: 10,008 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scottish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+50.1) · D 24.1% · R 74.2% · Other 1.7%
• 2008→2024 swing: -31.9pp toward R · 2008: -18.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+43.8 2016: R+31.5 2012: R+20.8 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.46%
• Current HPI: 161.0228
• 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

+27.0% since first listed

3 events — show timeline

• 2026-01-22 Listed $80,000 CARMLS
• 2022-01-28 Sold (Public Records) $65,000 Public Records
• 2017-07-05 Sold (Public Records) $63,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $360 · +10.5% YoY. Source: county tax records.