320 Maple Shade Rd · Alma, AR 72921

$149,999

3 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 45 Days on market

Built 1943 0.40 ac lot $97/sqft · 32% below area Est $221k · 32% under ↓ 14% since listing

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this fully remodeled affordable home! It has new paint throughout, new cabinets, appliances, butcher block counter tops, bathroom vanity, shower, toilet, sinks, electrical panel, wiring, all receptacles and switches were even replaced. All of the insulation has been replaced, and combined with new windows and an energy-efficient mini-split AC system, it’s designed to help lower your electric bill. This home is all electric. We've priced this home aggressively and we're also including a home warranty from Americas Preferred Home Warranty Company to sweeten the deal. This will make someone a great home.

Key facts

• 0.4 acre lot
• Built 1943
• Listed 44 days

Property features AI

Finance

• Other: Satellite dish

Exterior

• Parking: Gravel parking
• Security: Smoke detectors; Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Water available; Sewer available
• Home design: Single-family residence; One story
• Construction: Block foundation; Shingle roof; Other construction materials (see remarks)
• Exterior features: Back yard fencing; Partial wood privacy fence; Cleared city lot; Public maintained road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Pantry
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Pantry; Double pane windows; Dishwasher; Electric water heater; Range; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.2% in Alma — 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 62/100 on livability (#223 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, amenities F, commute F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alma Primary School (701 students, 47% FRL); Alma Middle School (math 42% / reading 41%, grade F, #81 of 201 statewide, top 40%, 716 students, 44% FRL); Alma High School (math 25% / reading 38%, grade F, #128 of 292 statewide, top 44%, 1,003 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire 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 $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $221,487
• List price: $149,999
• Delta: -32.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Avondale Dr	0.43mi	3/2.0	1,569 (+1%)	2mo	$305,995	$195	72
1304 Kingswood St	0.39mi	3/2.0	1,494 (-3%)	2mo	$160,000	$107	71
1611 Kimberling Hill Dr	0.36mi	3/2.0	1,620 (+5%)	6mo	$229,000	$141	67
1326 Alma North St	0.34mi	3/2.0	1,490 (-4%)	9mo	$245,000	$164	66
801 Avondale Dr	0.45mi	3/2.0	1,565 (+1%)	9mo	$305,000	$195	66
1003 Taylor Ln	0.18mi	3/2.0	1,359 (-12%)	8mo	$188,000	$138	61
1314 Big Oak Dr	0.38mi	3/2.0	1,709 (+10%)	3mo	$337,900	$198	58
1363 Red Oak Dr	0.51mi	3/2.0	1,655 (+7%)	4mo	$243,600	$147	58
827 Laurel Way	0.46mi	3/2.0	1,417 (-8%)	5mo	$212,550	$150	56
926 Collum Ln	0.61mi	3/2.0	1,705 (+10%)	3mo	$280,000	$164	48
1232 Big Oak Dr	0.45mi	4/2.0 (+1)	1,682 (+9%)	10mo	$240,000	$143	47
426 Hoyt Ct	0.74mi	3/2.0	1,451 (-6%)	6mo	$225,000	$155	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,049
• Equity at exit: $22,365

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $20,249
• Equity at exit: $12,969

Cash invested: $42,000 (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 72921

• Home prices YoY: -5.6%
• Active inventory: 106
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $303

Break-even live

Break-even rent $1,152

Max offer price $149,999

Occupancy floor 75%

Sensitivity live

Price	-10% $388	-5% $346	+0% $303	+5% $261	+10% $218
Rent	-10% $182	-5% $243	+0% $303	+5% $364	+10% $425
Rate	-1.0pp $379	-0.5pp $341	base $303	+0.5pp $264	+1.0pp $225

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1232 Maple Ridge Rd Unit 1236 Alma, AR	3.0	2.5	1667	$1,500	$0.90	44d	1	0.32mi
1102 Red Oak Dr Alma, AR	3.0	2.0	1610	$1,600	$0.99	21d	1	0.60mi

Listing history 18 events

1. 2026-06-19
   days on market $149,999 Active 45 DOM
2. 2026-06-18
   price $149,999 Active 44 DOM
3. 2026-06-18
   days on market $159,999 Active 44 DOM
4. 2026-06-17
   days on market $159,999 Active 43 DOM
5. 2026-06-16
   days on market $159,999 Active 42 DOM
6. 2026-06-15
   days on market $159,999 Active 41 DOM
7. 2026-06-14
   days on market $159,999 Active 39 DOM
8. 2026-06-13
   days on market $159,999 Active 38 DOM
9. 2026-06-10
   days on market $159,999 Active 36 DOM
10. 2026-06-09
    days on market $159,999 Active 35 DOM
11. 2026-06-08
    days on market $159,999 Active 34 DOM
12. 2026-06-07
    pricedays on market $159,999 Active 33 DOM
13. 2026-06-05
    days on market $169,999 Active 30 DOM
14. 2026-06-02
    days on market $169,999 Active 28 DOM
15. 2026-06-01
    days on market $169,999 Active 27 DOM
16. 2026-05-31
    days on market $169,999 Active 26 DOM
17. 2026-05-30
    days on market $169,999 Active 25 DOM
18. 2026-05-04
    listed $174,999 Active 624-char remark

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$229/yr (+$19/mo · 31.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,429
• − Mortgage interest: −$8,402
• − Property taxes: −$731
• − Insurance: −$750
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,364
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,343/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Alma

• Score: 62/100
• State rank: #223
• US rank: #17089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, AR
• Population (ZIP): 12,827

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 249.3307
• 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

-14.3% since first listed

4 events — show timeline

• 2026-06-18 Price Changed $149,999 WRVBOR
• 2026-06-05 Price Changed $159,999 WRVBOR
• 2026-05-27 Price Changed $169,999 WRVBOR
• 2026-05-04 Listed $174,999 WRVBOR

Property tax history

+47.3%/yr

Latest (2025): $731 · +0.0% YoY. Source: county tax records.