107 Oak St · Perryville, AR 72126

$32,500

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 48 Days on market

Built 1938 7,840 sqft lot $39/sqft · 72% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

Key facts

• Replaced windows
• Detached
• 7,840 sq ft lot

Tags

• REPLACED WINDOWS
• GENEROUS SIZED CITY LOT
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $32k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#211 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D+, amenities F, commute F.
• Perryville School District (rural): math 36% / reading 36% proficiency, ranked #112 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($225 loan paydown + $2k appreciation (7.2% local appreciation)).
• Perry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $8k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $32k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $31,525 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1938 — 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: 2.60% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.82%
• DSCR: 3.75
• GRM: 3.2

CMA / ARV

• ARV (median comp): $114,880
• List price: $32,500
• Delta: -71.71%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Oak St	0.00mi	2/1.0	844 (0%)	1mo	$30,000	$36	100
1011 Aplin Ave	0.24mi	2/1.5	864 (+2%)	16mo	$113,900	$132	70
1307 Aplin Ave	0.40mi	2/1.0	900 (+7%)	4mo	$135,000	$150	66

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

Projected returns pro-forma

7.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 5.57×
• Total profit: $41,588
• Equity at exit: $22,930

10-year hold

• IRR: 67.0%
• Equity multiple: 11.82×
• Total profit: $98,500
• Equity at exit: $43,931

Cash invested: $9,100 (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 72126

• Home prices YoY: 3.6%
• Active inventory: 33
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$14 /mo · $171/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $469

Break-even live

Break-even rent $251

Max offer price $32,500

Occupancy floor 39%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-05
   status Under Contract 466-char remark

   Show marketing remark (466 chars)

   Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

2. 2026-04-29
   price $32,500 466-char remark

   Show marketing remark (466 chars)

   Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

3. 2026-04-09
   price $35,000 466-char remark

   Show marketing remark (466 chars)

   Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

4. 2026-04-07
   status Back on Market 466-char remark

   Show marketing remark (466 chars)

   Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

5. 2026-03-25
   historical Take Backups 466-char remark

   Show marketing remark (466 chars)

   Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

6. 2026-03-18
   listed $40,000 New Listing 466-char remark

   Show marketing remark (466 chars)

   Cute fixer upper in downtown Perryville! 2 bedrooms, 1 bathroom. Laundry is in bathroom. Windows have been replaced. No central heat and air. Home is heated/cooled with window unit in living room. House will be sold as-is, where-is. No seller property disclosure available. Generous sized city lot! Please note: This property will most likely require a cash purchase or in-house bank financing, as it may not meet the requirements for a traditional 30-year mortgage.

7. 2021-10-27
   soldstatus $14,000 Sold 365-char remark

   Show marketing remark (365 chars)

   This property presents a lot of potential. The home on the property could be renovated into a personal home or income producing property. The home could also be moved or torn down giving the new owner many options for this large residential corner lot. This level lot could be used to build a new home or income producing property right in the middle of Perryville.

8. 2021-10-27
   soldstatus $14,000

   Show marketing remark (365 chars)

   This property presents a lot of potential. The home on the property could be renovated into a personal home or income producing property. The home could also be moved or torn down giving the new owner many options for this large residential corner lot. This level lot could be used to build a new home or income producing property right in the middle of Perryville.

9. 2021-08-28
   status Under Contract 365-char remark

   Show marketing remark (365 chars)

   This property presents a lot of potential. The home on the property could be renovated into a personal home or income producing property. The home could also be moved or torn down giving the new owner many options for this large residential corner lot. This level lot could be used to build a new home or income producing property right in the middle of Perryville.

10. 2021-08-13
    listed $15,000 New Listing 365-char remark

    Show marketing remark (365 chars)

    This property presents a lot of potential. The home on the property could be renovated into a personal home or income producing property. The home could also be moved or torn down giving the new owner many options for this large residential corner lot. This level lot could be used to build a new home or income producing property right in the middle of Perryville.

11. 2021-02-26
    historical
12. 2021-02-25
    listed $10,000 New Listing

ⓘ 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: $171 · $14/mo
• Projected year-2 tax: $208 · $17/mo
• Expected delta: +$37/yr (+$3/mo · 21.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,133
• − Mortgage interest: −$1,821
• − Property taxes: −$171
• − Insurance: −$162
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$945
• Taxable income: $5,412
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $4,327/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: Perryville School District
• NCES district ID: 0511340
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $40,650
• Composite: 30.29/100
• National rank: #6280
• State rank: #112 of 238 in AR

Livability — Perryville

• Score: 62/100
• State rank: #211
• US rank: #16477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryville, AR
• Population (ZIP): 3,310

Population outlook (Perry County) Hauer SSP2

• Today (2025): 9,798 people
• By 2030: 9,483 · -3.2%
• By 2040: 8,775 · -10.4%
• By 2050: 8,058 · -17.8%
• By 2075: 6,546 · -33.2%
• By 2100: 5,068 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+57.5) · D 20.1% · R 77.6% · Other 2.2%
• 2008→2024 swing: -25.0pp toward R · 2008: -32.5pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+53.3 2016: R+46.1 2012: R+35.4 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.19%
• Current HPI: 206.952
• 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

+225.0% since first listed

12 events — show timeline

• 2026-05-05 Pending — CARMLS
• 2026-04-29 Price Changed $32,500 CARMLS
• 2026-04-09 Price Changed $35,000 CARMLS
• 2026-04-07 Relisted — CARMLS
• 2026-03-25 Contingent — CARMLS
• 2026-03-18 Listed $40,000 CARMLS
• 2021-10-27 Sold (Public Records) $14,000 Public Records
• 2021-10-27 Sold (MLS) $14,000 CARMLS
• 2021-08-28 Pending — CARMLS
• 2021-08-13 Listed $15,000 CARMLS
• 2021-02-26 Listing Removed — CARMLS
• 2021-02-25 Listed $10,000 CARMLS

Property tax history

-2.3%/yr

Latest (2025): $171 · +0.0% YoY. Source: county tax records.