508 E 5th St · Rector, AR 72461

$55,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 155 Days on market

8,712 sqft lot $71/sqft · 41% above area Est $39k · 41% over

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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 +5.0/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

Key facts

• 8,712 sq ft lot
• Listed 155 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#120 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D-, amenities F, commute F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $55k implies a 1000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.83%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $39,046
• List price: $55,000
• Delta: 40.86%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 E 1st	0.29mi	2/1.0	752 (-4%)	6mo	$26,000	$35	76
615 W 2nd St	0.69mi	2/1.0	782 (+0%)	6mo	$30,000	$38	62
619 Sikes Rd	0.22mi	2/1.0	832 (+7%)	20mo	$27,900	$34	62

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: 28.1%
• Equity multiple: 2.59×
• Total profit: $24,484
• Equity at exit: $24,730

10-year hold

• IRR: 28.6%
• Equity multiple: 5.04×
• Total profit: $62,177
• Equity at exit: $38,112

Cash invested: $15,400 (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 72461

• Active inventory: 37
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $280

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 61%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   status $55,000 Under Contract 155 DOM
2. 2026-06-18
   days on market $55,000 Price Change 155 DOM
3. 2026-06-17
   pricestatus $55,000 Price Change 154 DOM
4. 2026-06-17
   days on market $58,500 Active 154 DOM
5. 2026-06-16
   days on market $58,500 Active 153 DOM
6. 2026-06-15
   days on market $58,500 Active 152 DOM
7. 2026-06-14
   days on market $58,500 Active 150 DOM
8. 2026-06-12
   days on market $58,500 Active 149 DOM
9. 2026-06-09
   days on market $58,500 Active 146 DOM
10. 2026-06-08
    days on market $58,500 Active 145 DOM
11. 2026-06-07
    days on market $58,500 Active 144 DOM
12. 2026-06-05
    days on market $58,500 Active 141 DOM
13. 2026-06-03
    days on market $58,500 Active 140 DOM
14. 2026-06-02
    days on market $58,500 Active 139 DOM
15. 2026-06-01
    days on market $58,500 Active 138 DOM
16. 2026-05-31
    days on market $58,500 Active 137 DOM
17. 2026-05-30
    days on market $58,500 Active 136 DOM
18. 2026-05-17
    price $58,500 512-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

19. 2026-05-17
    price $58,500 466-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

20. 2026-03-26
    price $61,000 512-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

21. 2026-03-26
    status Active 466-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

22. 2026-03-26
    price $61,000 466-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

23. 2026-03-26
    status Price Change 512-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

24. 2026-03-20
    historical 466-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

25. 2026-03-19
    status Under Contract 512-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

26. 2026-02-25
    status Active 466-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

27. 2026-02-25
    status Back on Market 512-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

28. 2026-02-23
    historical 466-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

29. 2026-02-22
    status Under Contract 512-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

30. 2026-02-20
    price $64,000 466-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

31. 2026-02-17
    price $64,000 512-char remark

    Show marketing remark (512 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updated finishes throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Many improvements were completed in 2025 including windows, roof, and flooring. Ideal for first time buyers, those looking to downsize, or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

32. 2026-01-06
    listed $70,000 New Listing 512-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

33. 2026-01-06
    listed $70,000 Active 466-char remark

    Show marketing remark (466 chars)

    Remodeled 2 bedroom, 1 bath home located in the quaint town of Rector. This property features updates including a new roof, windows, and flooring throughout with a functional, easy flow layout. Gas heat provides winter comfort, while the window A/C unit keeps the home cool during warmer months. Ideal for first time buyers, those looking to downsize or investors seeking a property in a small town setting. Qualifies for zero money down. Agents, please see remarks.

34. 2001-05-08
    soldstatus $5,000

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $10,030
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,600
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $2,728/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Rector

• Score: 66/100
• State rank: #120
• US rank: #11481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rector, AR
• Population (ZIP): 3,684

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5%
• Common ancestry: Portuguese 3% Scotch-Irish 1% Slovak 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1070.0% since first listed

17 events — show timeline

• 2026-05-17 Price Changed $58,500 CARMLS
• 2026-05-17 Price Changed $58,500 NEABOR MLS
• 2026-03-26 Price Changed $61,000 CARMLS
• 2026-03-26 Relisted — NEABOR MLS
• 2026-03-26 Price Changed $61,000 NEABOR MLS
• 2026-03-26 Relisted — CARMLS
• 2026-03-20 Delisted — NEABOR MLS
• 2026-03-19 Pending — CARMLS
• 2026-02-25 Relisted — NEABOR MLS
• 2026-02-25 Relisted — CARMLS
• 2026-02-23 Delisted — NEABOR MLS
• 2026-02-22 Pending — CARMLS
• 2026-02-20 Price Changed $64,000 NEABOR MLS
• 2026-02-17 Price Changed $64,000 CARMLS
• 2026-01-06 Listed $70,000 NEABOR MLS
• 2026-01-06 Listed $70,000 CARMLS
• 2001-05-08 Sold (Public Records) $5,000 Public Records

Property tax history

-8.4%/yr

Latest (2025): $46 · +13.1% YoY. Source: county tax records.