765 S 14th Ave · Piggott, AR 72454

$1

3 bd · 2.0 ba · 2,573 sqft · SingleFamily public records · 15 Days on market

Built 2001 1.87 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Situated on 1.87± acres at the end of a road, this 3 bedroom, 2 bath split-level Mid-Century style home offers approximately 2,573 square feet of living space surrounded by mature trees and an established yard. The home features wood flooring, a fireplace, and a versatile flex room that may be used as additional living space, a primary bedroom, potential mother-in-law quarters, a game room, or other use to suit a buyer's needs. An additional kitchen area provides added functionality and flexibility. A large laundry/utility room includes a laundry chute, and all kitchen appliances currently in the home will convey with the property. Outdoor features include a back deck, above-ground p

Key facts

• Wood flooring
• Flex room
• Fireplace

Tags

• MID-CENTURY STYLE HOME
• WOOD FLOORING
• FIREPLACE
• FLEX ROOM
• ADDITIONAL KITCHEN AREA
• LARGE LAUNDRY UTILITY ROOM

Property features AI

Finance

• Other: Approximately 1.87 acres (courthouse source); Approximate finished area recorded (courthouse source)

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water; Electric service (municipal plus Entergy); Natural gas
• Home design: Wood exterior
• Construction: Wood construction; Rolled roofing; 3-tab shingle roofing; Piers foundation
• Exterior features: Deck; Porch; Above-ground pool; Guttering; Paved road access; Sloped and level lot areas; Located inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Disposal
• Flooring: Carpet; Wood flooring; Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Laundry chute; Balcony/loft; Built-in features; Ceiling fans; Gas-log fireplace; Sheetrock walls/ceilings; Other wall/ceiling finishes
• Laundry & utility: Laundry room; Laundry chute

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 988316.4% vs local median 4.4% in Piggott — 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 70/100 on livability (#50 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.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($0) 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 $1

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 104253.00% ✓
• Cap rate: 988316.44%
• Cash-on-cash: 3529679.10%
• DSCR: 157051.86
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $210,986
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
691 Crestline Dr	0.36mi	4/2.0 (+1)	2,770 (+8%)	3mo	$205,000	$74	63
1560 Heritage Park Rd	0.52mi	3/2.0	2,434 (-5%)	20mo	$260,000	$107	50
305 N 8th Ave	0.70mi	4/2.0 (+1)	2,380 (-8%)	2mo	$195,000	$82	48
1304 Hillcrest Dr	0.38mi	4/3.0 (+1)	2,400 (-7%)	19mo	$230,500	$96	46
1848 S 12th Ave	0.69mi	3/2.5	2,448 (-5%)	17mo	$294,000	$120	44
1887 Heritage Park Rd	0.63mi	3/2.5	2,226 (-14%)	8mo	$70,000	$31	40
1268 Fair Dr	0.49mi	4/2.0 (+1)	2,330 (-9%)	22mo	$179,900	$77	38

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 187398.40×
• Total profit: $52,471
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 404644.88×
• Total profit: $113,300
• Equity at exit: $2

Cash invested: $0 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $824

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $1 Active 15 DOM
2. 2026-06-18
   days on market $1 Active 14 DOM
3. 2026-06-17
   days on market $1 Active 13 DOM
4. 2026-06-16
   days on market $1 Active 12 DOM
5. 2026-06-15
   days on market $1 Active 11 DOM
6. 2026-06-14
   days on market $1 Active 9 DOM
7. 2026-06-12
   statusdays on market $1 Active 8 DOM
8. 2026-06-09
   days on market $1 New Listing 5 DOM
9. 2026-06-08
   days on market $1 New Listing 4 DOM
10. 2026-06-07
    days on market $1 New Listing 3 DOM
11. 2026-06-05
    remarks 692-char remark
12. 2026-06-05
    listed $1 New Listing 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,510
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$0
• Taxable income: $10,509
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $7,361/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

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: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

2 events — show timeline

• 2026-06-03 Listed $1 CARMLS
• 2013-11-12 Sold (Public Records) $81,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $390 · -12.8% YoY. Source: county tax records.