910 Archer Ave · Mammoth Spring, AR 72554

$92,500

2 bd · 1.5 ba · 1,734 sqft · SingleFamily public records · 23 Days on market

Built 1995 Poor condition Est $153k · 39% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.5/10.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Great Opportunity! This building in Mammoth Spring is the answer you need! If you need a space for your business this is set up for you. Up to 3 offices with a kitchen, large entry way and very large common area that would be great for any kind of retail, meeting area or storage. If you are more interesting in finding a home you could easy do some slight modifications and have 2-3 bedrooms. Full bathroom with shower is already available. Washer and dryer hook ups, with a full sized kitchen. Previously this building was used as a senior citizen center, and office space and a day care. Fully fenced in back yard with large shade tree, and plenty of space for parking. New roof was put on in 2021. It has central heat and air, with lots of windows for natural light. Call for a showing today!

Key facts

• Spacious common area
• Full kitchen
• Mature shade trees

Tags

• MULTIPLE OFFICE AREAS
• FULL KITCHEN
• SPACIOUS COMMON AREA
• FULL BATHROOM WITH SHOWER
• FENCED BACKYARD
• MATURE SHADE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $92k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.9% in Mammoth Spring — 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 77/100 on livability (#7 in AR, #2,817 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Mammoth Spring School District (town): math 31% / reading 39% proficiency, ranked #126 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($640 loan paydown + $6k appreciation (7.0% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $91,112 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $152,592
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Bethel Ave	0.09mi	3/1.0 (+1)	1,738 (+0%)	1mo	$39,500	$23	88
575 Goldsmith Ave	0.30mi	3/2.0 (+1)	1,757 (+1%)	4mo	$155,000	$88	74
375 S 8th St	0.07mi	3/2.0 (+1)	1,735 (+0%)	20mo	$125,000	$72	72
720 Archer Ave	0.13mi	3/2.5 (+1)	1,908 (+10%)	3mo	$190,000	$100	66
1075 Bethel Ave	0.14mi	3/1.0 (+1)	1,569 (-10%)	14mo	$99,900	$64	59
1790 Cochran Ave	0.56mi	3/2.0 (+1)	1,980 (+14%)	9mo	$218,000	$110	36

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

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.73×
• Total profit: $44,693
• Equity at exit: $63,818

10-year hold

• IRR: 23.0%
• Equity multiple: 5.65×
• Total profit: $120,462
• Equity at exit: $120,972

Cash invested: $25,900 (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 72554

• Home prices YoY: 3.3%
• Active inventory: 88
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $199

Break-even live

Break-even rent $777

Max offer price $92,500

Occupancy floor 76%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $92,500 Active 23 DOM
2. 2026-06-18
   days on market $92,500 Active 22 DOM
3. 2026-06-17
   days on market $92,500 Active 21 DOM
4. 2026-06-16
   pricedays on market $92,500 Active 20 DOM
5. 2026-06-15
   days on market $95,000 Active 19 DOM
6. 2026-06-14
   days on market $95,000 Active 17 DOM
7. 2026-06-12
   days on market $95,000 Active 16 DOM
8. 2026-06-09
   days on market $95,000 Active 13 DOM
9. 2026-06-08
   days on market $95,000 Active 12 DOM
10. 2026-06-07
    days on market $95,000 Active 11 DOM
11. 2026-06-07
    days on market $95,000 Active 10 DOM
12. 2026-06-04
    days on market $95,000 Active 7 DOM
13. 2026-06-02
    days on market $95,000 Active 6 DOM
14. 2026-06-01
    days on market $95,000 Active 5 DOM
15. 2026-05-31
    days on market $95,000 Active 4 DOM
16. 2026-05-31
    days on market $95,000 Active 3 DOM
17. 2026-05-28
    listed $95,000 Active
18. 2023-04-28
    soldstatus Closed 796-char remark

    Show marketing remark (796 chars)

    Great Opportunity! This building in Mammoth Spring is the answer you need! If you need a space for your business this is set up for you. Up to 3 offices with a kitchen, large entry way and very large common area that would be great for any kind of retail, meeting area or storage. If you are more interesting in finding a home you could easy do some slight modifications and have 2-3 bedrooms. Full bathroom with shower is already available. Washer and dryer hook ups, with a full sized kitchen. Previously this building was used as a senior citizen center, and office space and a day care. Fully fenced in back yard with large shade tree, and plenty of space for parking. New roof was put on in 2021. It has central heat and air, with lots of windows for natural light. Call for a showing today!

19. 2023-03-30
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Great Opportunity! This building in Mammoth Spring is the answer you need! If you need a space for your business this is set up for you. Up to 3 offices with a kitchen, large entry way and very large common area that would be great for any kind of retail, meeting area or storage. If you are more interesting in finding a home you could easy do some slight modifications and have 2-3 bedrooms. Full bathroom with shower is already available. Washer and dryer hook ups, with a full sized kitchen. Previously this building was used as a senior citizen center, and office space and a day care. Fully fenced in back yard with large shade tree, and plenty of space for parking. New roof was put on in 2021. It has central heat and air, with lots of windows for natural light. Call for a showing today!

20. 2023-03-27
    listed $62,000 Active 796-char remark

    Show marketing remark (796 chars)

    Great Opportunity! This building in Mammoth Spring is the answer you need! If you need a space for your business this is set up for you. Up to 3 offices with a kitchen, large entry way and very large common area that would be great for any kind of retail, meeting area or storage. If you are more interesting in finding a home you could easy do some slight modifications and have 2-3 bedrooms. Full bathroom with shower is already available. Washer and dryer hook ups, with a full sized kitchen. Previously this building was used as a senior citizen center, and office space and a day care. Fully fenced in back yard with large shade tree, and plenty of space for parking. New roof was put on in 2021. It has central heat and air, with lots of windows for natural light. Call for a showing today!

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,084 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,344
• − Mortgage interest: −$5,181
• − Property taxes: −$1,084
• − Insurance: −$462
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,691
• Taxable income: $951
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,157/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No photos of the roof
• Major interior walls/paint — No photos of the interior walls
• Major windows — No photos of the windows
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping — Overgrown lawn, unkempt appearance

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and structural integrity
• Both roof replacement — Essential for structural integrity and water resistance
• Both interior painting — Enhances interior aesthetics and value
• Both HVAC system upgrade — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances property's visual appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No photos of the roof	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping · Overgrown lawn, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and structural integrity ↑
• Both roof replacement — Essential for structural integrity and water resistance ↑
• Both interior painting — Enhances interior aesthetics and value ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances property's visual appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mammoth Spring School District
• NCES district ID: 0509270
• Math proficiency: 31% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $32,157
• Composite: 28.62/100
• National rank: #6709
• State rank: #126 of 238 in AR

Livability — Mammoth Spring

• Score: 77/100
• State rank: #7
• US rank: #2817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Spring, AR
• Population (ZIP): 2,749

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.95%
• Current HPI: 219.211
• 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

+53.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $95,000 FSBO.com
• 2023-04-28 Sold (MLS) — SOMO
• 2023-03-30 Pending — SOMO
• 2023-03-27 Listed $62,000 SOMO

Property tax history

+23.1%/yr

Latest (2025): $1,084 · +0.0% YoY. Source: county tax records.