10955 U.S. 79 · Moro, AR 72368

$78,000

3 bd · 1.0 ba · 1,470 sqft · Other · 35 Days on market

Built 1992 Poor condition

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.6/10.0

Listing remarks

New roof . Has Sun Room. Extra room down Needs new air unit. Heat works This is a Owner sell not using Realtor!

Key facts

• Sun room
• Extra room
• Built 1992

Tags

• SUN ROOM
• EXTRA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $78k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#338 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Lee County School District (town): math 8% / reading 9% proficiency, ranked #235 of 238 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $539 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lee County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.37×
• Total profit: $8,009
• Equity at exit: $16,896

10-year hold

• IRR: 15.5%
• Equity multiple: 2.46×
• Total profit: $31,974
• Equity at exit: $16,144

Cash invested: $21,840 (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 72368

• Home prices YoY: -1.6%
• Active inventory: 5
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $245

Break-even live

Break-even rent $841

Max offer price $78,000

Occupancy floor 74%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $78,000 Active 35 DOM
2. 2026-06-18
   days on market $78,000 Active 34 DOM
3. 2026-06-17
   days on market $78,000 Active 33 DOM
4. 2026-06-16
   days on market $78,000 Active 32 DOM
5. 2026-06-15
   days on market $78,000 Active 31 DOM
6. 2026-06-14
   days on market $78,000 Active 29 DOM
7. 2026-06-12
   days on market $78,000 Active 28 DOM
8. 2026-06-09
   days on market $78,000 Active 25 DOM
9. 2026-06-08
   days on market $78,000 Active 24 DOM
10. 2026-06-07
    days on market $78,000 Active 23 DOM
11. 2026-06-07
    days on market $78,000 Active 22 DOM
12. 2026-06-04
    days on market $78,000 Active 19 DOM
13. 2026-06-02
    days on market $78,000 Active 18 DOM
14. 2026-06-01
    days on market $78,000 Active 17 DOM
15. 2026-05-31
    days on market $78,000 Active 16 DOM
16. 2026-05-31
    days on market $78,000 Active 15 DOM
17. 2026-05-16
    listed $78,000 Active 113-char remark

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,811
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$1,892
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,269
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $2,484/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements, including a new roof, exterior painting, HVAC replacement, landscaping, and perimeter fencing, to become move-in ready and significantly increase its value.

Repairs flagged

• Major roof — Aerial view suggests a lack of proper roof coverage.
• Major exterior walls — Weathered appearance suggests significant damage or wear.
• Major HVAC system — Listing mentions a need for a new air unit, indicating a major issue with the current system.
• Major landscaping — Sparse and minimal landscaping suggests a need for significant improvement.
• Major perimeter fencing — No fencing is visible, indicating a need for perimeter security and property definition.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting — Painting the exterior walls would enhance curb appeal and protect the structure.
• Both HVAC replacement — Replacing the HVAC system would improve comfort and energy efficiency.
• Both landscaping improvements — Enhancing the landscaping would increase curb appeal and property value.
• Both perimeter fencing — Installing perimeter fencing would improve security and property definition, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aerial view suggests a lack of proper roof coverage.	Major	$15,000–50,000
exterior walls · Weathered appearance suggests significant damage or wear.	Major	$15,000–50,000
HVAC system · Listing mentions a need for a new air unit, indicating a major issue with the current system.	Major	$15,000–50,000
landscaping · Sparse and minimal landscaping suggests a need for significant improvement.	Major	$15,000–50,000
perimeter fencing · No fencing is visible, indicating a need for perimeter security and property definition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting — Painting the exterior walls would enhance curb appeal and protect the structure. ↑
• Both HVAC replacement — Replacing the HVAC system would improve comfort and energy efficiency. ↑
• Both landscaping improvements — Enhancing the landscaping would increase curb appeal and property value. ↑
• Both perimeter fencing — Installing perimeter fencing would improve security and property definition, enhancing both resale and rental 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: Lee County School District
• NCES district ID: 0509360
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 9% ▼ -5.00%
• Median HH income: $28,151
• Composite: 6.29/100
• National rank: #10002
• State rank: #235 of 238 in AR

Livability — Moro

• Score: 57/100
• State rank: #338
• US rank: #21512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,175

Population outlook (Lee County) Hauer SSP2

• Today (2025): 8,633 people
• By 2030: 8,163 · -5.4%
• By 2040: 7,360 · -14.7%
• By 2050: 6,711 · -22.3%
• By 2075: 5,485 · -36.5%
• By 2100: 4,611 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lee

• 2024 margin: Toss-up / Even · D 50.4% · R 46.9% · Other 2.7%
• 2008→2024 swing: -18.0pp toward R · 2008: 21.5pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+4.8 2016: D+16.9 2012: D+24.2 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.52%
• Current HPI: 94.9789
• 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

1 event — show timeline

• 2026-05-16 Listed $78,000 FSBO.com