2504 W Main St · Charleston, AR 72933

$179,000

3 bd · 1.5 ba · 1,272 sqft · SingleFamily public records · 7 Days on market

Built 1968 0.82 ac lot Est $181k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• ARV discount +7.9/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

Key facts

• Fresh paint
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• FRESH PAINT
• OUTDOOR SPACE
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (33.2% below list).
• Recommended offer: $120k (33.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#70 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Charleston School District (rural): math 46% / reading 43% proficiency, ranked #39 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charleston Elementary School (math 56% / reading 41%, grade D, #109 of 454 statewide, top 25%, 454 students, 47% FRL); Charleston High School (math 38% / reading 46%, grade F, #38 of 292 statewide, top 14%, 435 students, 44% FRL).
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Franklin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• 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 $119,500 (33.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. Crime grade is D 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $180,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 W Main St	0.00mi	3/1.5	1,272 (0%)	1mo	$180,000	$142	99

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: 22.3%
• Equity multiple: 2.79×
• Total profit: $89,935
• Equity at exit: $161,257

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $270,534
• Equity at exit: $347,758

Cash invested: $50,120 (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 72933

• Home prices YoY: 5.8%
• Active inventory: 51
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-117

Break-even live

Break-even rent $1,343

Max offer price $158,300

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-67	+0% $-117	+5% $-168	+10% $-219
Rent	-10% $-212	-5% $-164	+0% $-117	+5% $-70	+10% $-23
Rate	-1.0pp $-27	-0.5pp $-72	base $-117	+0.5pp $-164	+1.0pp $-211

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 N School St Unit 15 Charleston, AR	2.0	1.5	952	$1,195	$1.26	15d	1	1.48mi

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-04-16
   listed $179,000 Active
3. 2025-07-28
   soldstatus $165,000
4. 2025-07-18
   soldstatus $165,000 Closed 403-char remark

   Show marketing remark (403 chars)

   Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

5. 2025-06-23
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

6. 2025-06-11
   price $171,900 403-char remark

   Show marketing remark (403 chars)

   Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

7. 2025-05-27
   status Active 403-char remark

   Show marketing remark (403 chars)

   Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

8. 2025-05-11
   status Pending 403-char remark

   Show marketing remark (403 chars)

   Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

9. 2025-03-13
   listed $174,900 Active 403-char remark

   Show marketing remark (403 chars)

   Charming brick ranch-style home features 3 bedrooms and 1 1/2 Baths. Comfortable living in a convenient location just moments from town. Living area open to a large sunroom that extends to a covered patio. Also has a 4th room that could be formal dining, living or another bedroom. Spacious backyard partially fenced backyard. Additional features include a laundry/storage room off the attached carport.

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$570/yr (+$48/mo · 99.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,340
• − Mortgage interest: −$10,027
• − Property taxes: −$575
• − Insurance: −$895
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$5,207
• Taxable loss: −$4,659
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-288/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: Charleston School District
• NCES district ID: 0504200
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $47,155
• Composite: 37.97/100
• National rank: #4296
• State rank: #39 of 238 in AR

Livability — Charleston

• Score: 69/100
• State rank: #70
• US rank: #8583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, AR
• Population (ZIP): 5,207

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 16,946 people
• By 2030: 16,403 · -3.2%
• By 2040: 15,303 · -9.7%
• By 2050: 14,243 · -16.0%
• By 2075: 12,136 · -28.4%
• By 2100: 10,443 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 2% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+62.4) · D 17.7% · R 80.1% · Other 2.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -39.3pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.4 2016: R+54.6 2012: R+44.4 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.06%
• Current HPI: 273.2222
• 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

+2.3% since first listed

9 events — show timeline

• 2026-04-23 Pending — WRVBOR
• 2026-04-16 Listed $179,000 WRVBOR
• 2025-07-28 Sold (Public Records) $165,000 Public Records
• 2025-07-18 Sold (MLS) $165,000 WRVBOR
• 2025-06-23 Pending — WRVBOR
• 2025-06-11 Price Changed $171,900 WRVBOR
• 2025-05-27 Relisted — WRVBOR
• 2025-05-11 Pending — WRVBOR
• 2025-03-13 Listed $174,900 WRVBOR

Property tax history

+14.6%/yr

Latest (2025): $575 · +1793.4% YoY. Source: county tax records.