980 Plum St · Booneville, AR 72927

$110,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 201 Days on market

Built 1960 0.41 ac lot $112/sqft · at area comps Est $111k · 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).

• Cash flow +14.6/30.0
• ARV discount +7.9/15.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming two-bedroom, one-bath home currently used as an Airbnb. This cozy property is conveniently located close to schools, shopping, and town, making it a great investment or personal residence. The home features a welcoming layout, comfortable living spaces, and a well-maintained interior. Perfect for short-term rentals or long-term living, with easy access to local amenities, shopping and dining. Move-in ready and full of potential.

Key facts

• 0.41 acre lot
• Built 1960
• Listed 200 days

Tags

• WELL MAINTAINED INTERIOR
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $25 ($306/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (21.1% below list).
• Recommended offer: $87k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.7% in Booneville — 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 72/100 on livability (#34 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D-, amenities F, commute F.
• Booneville School District (town): math 33% / reading 33% proficiency, ranked #133 of 238 in AR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Booneville Elementary School (math 39% / reading 32%, grade F, #250 of 454 statewide, top 55%, 766 students, 100% FRL); Booneville Jr High School (math 27% / reading 33%, grade F, #139 of 201 statewide, top 71%, 335 students, 100% FRL); Booneville High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 243 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $30k; list at $110k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,759 (21.1% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (median comp): $110,985
• List price: $110,000
• Delta: -0.89%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Cedar St	0.08mi	3/1.0 (+1)	1,032 (+5%)	11mo	$75,000	$73	74
814 Mulberry St	0.15mi	2/1.0	945 (-4%)	19mo	$134,000	$142	71
237 E 4th St	0.71mi	2/1.0	924 (-6%)	6mo	$59,000	$64	52
681 N Pine Ave	0.27mi	3/1.0 (+1)	1,124 (+15%)	9mo	$110,000	$98	51

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-16,252
• Equity at exit: $16,401

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-12,261
• Equity at exit: $9,511

Cash invested: $30,800 (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 72927

• Home prices YoY: -2.1%
• Active inventory: 81
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $25

Break-even live

Break-even rent $835

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $88	-5% $57	+0% $25	+5% $-6	+10% $-37
Rent	-10% $-43	-5% $-9	+0% $25	+5% $60	+10% $94
Rate	-1.0pp $81	-0.5pp $53	base $25	+0.5pp $-3	+1.0pp $-32

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $110,000 Active 201 DOM
2. 2026-06-21
   days on market $110,000 Active 200 DOM
3. 2026-06-19
   days on market $110,000 Active 198 DOM
4. 2026-06-18
   days on market $110,000 Active 197 DOM
5. 2026-06-17
   days on market $110,000 Active 196 DOM
6. 2026-06-16
   days on market $110,000 Active 195 DOM
7. 2026-06-15
   days on market $110,000 Active 194 DOM
8. 2026-06-14
   days on market $110,000 Active 192 DOM
9. 2026-06-12
   days on market $110,000 Active 191 DOM
10. 2026-06-09
    days on market $110,000 Active 188 DOM
11. 2026-06-08
    days on market $110,000 Active 187 DOM
12. 2026-06-07
    days on market $110,000 Active 186 DOM
13. 2026-06-07
    days on market $110,000 Active 185 DOM
14. 2026-06-04
    days on market $110,000 Active 182 DOM
15. 2026-06-02
    days on market $110,000 Active 181 DOM
16. 2026-06-01
    days on market $110,000 Active 180 DOM
17. 2026-05-31
    days on market $110,000 Active 179 DOM
18. 2026-05-31
    days on market $110,000 Active 178 DOM
19. 2026-04-08
    status Active 441-char remark

    Show marketing remark (441 chars)

    Charming two-bedroom, one-bath home currently used as an Airbnb. This cozy property is conveniently located close to schools, shopping, and town, making it a great investment or personal residence. The home features a welcoming layout, comfortable living spaces, and a well-maintained interior. Perfect for short-term rentals or long-term living, with easy access to local amenities, shopping and dining. Move-in ready and full of potential.

20. 2026-02-28
    status Pending 441-char remark

    Show marketing remark (441 chars)

    Charming two-bedroom, one-bath home currently used as an Airbnb. This cozy property is conveniently located close to schools, shopping, and town, making it a great investment or personal residence. The home features a welcoming layout, comfortable living spaces, and a well-maintained interior. Perfect for short-term rentals or long-term living, with easy access to local amenities, shopping and dining. Move-in ready and full of potential.

21. 2026-02-14
    status Active 441-char remark

    Show marketing remark (441 chars)

    Charming two-bedroom, one-bath home currently used as an Airbnb. This cozy property is conveniently located close to schools, shopping, and town, making it a great investment or personal residence. The home features a welcoming layout, comfortable living spaces, and a well-maintained interior. Perfect for short-term rentals or long-term living, with easy access to local amenities, shopping and dining. Move-in ready and full of potential.

22. 2026-02-12
    status Pending 441-char remark

    Show marketing remark (441 chars)

    Charming two-bedroom, one-bath home currently used as an Airbnb. This cozy property is conveniently located close to schools, shopping, and town, making it a great investment or personal residence. The home features a welcoming layout, comfortable living spaces, and a well-maintained interior. Perfect for short-term rentals or long-term living, with easy access to local amenities, shopping and dining. Move-in ready and full of potential.

23. 2025-10-23
    listed $110,000 Active 441-char remark

    Show marketing remark (441 chars)

    Charming two-bedroom, one-bath home currently used as an Airbnb. This cozy property is conveniently located close to schools, shopping, and town, making it a great investment or personal residence. The home features a welcoming layout, comfortable living spaces, and a well-maintained interior. Perfect for short-term rentals or long-term living, with easy access to local amenities, shopping and dining. Move-in ready and full of potential.

24. 2022-06-30
    soldstatus $30,000
25. 2006-10-04
    soldstatus $18,000
26. 2005-05-23
    soldstatus $48,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$257/yr (+$21/mo · 57.5%)

ⓘ 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 ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,411
• − Mortgage interest: −$6,162
• − Property taxes: −$447
• − Insurance: −$550
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$3,200
• Taxable loss: −$1,613
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $693/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: Booneville School District
• NCES district ID: 0503450
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $36,171
• Composite: 27.37/100
• National rank: #6977
• State rank: #133 of 238 in AR

Livability — Booneville

• Score: 72/100
• State rank: #34
• US rank: #6310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Booneville, AR
• Population (ZIP): 8,314

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.71%
• Current HPI: 221.23
• 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

+129.2% since first listed

8 events — show timeline

• 2026-04-08 Relisted — WRVBOR
• 2026-02-28 Pending — WRVBOR
• 2026-02-14 Relisted — WRVBOR
• 2026-02-12 Pending — WRVBOR
• 2025-10-23 Listed $110,000 WRVBOR
• 2022-06-30 Sold (Public Records) $30,000 Public Records
• 2006-10-04 Sold (Public Records) $18,000 Public Records
• 2005-05-23 Sold (Public Records) $48,000 Public Records

Property tax history

+49.5%/yr

Latest (2025): $447 · +10.0% YoY. Source: county tax records.