1005 Elm St · Camden, AR 71701

$160,000

4 bd · 1.5 ba · 2,412 sqft · SingleFamily public records · 93 Days on market

Built 1925 2.00 ac lot $66/sqft · 8% below area Est $175k · 8% under

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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 +14.2/30.0
• ARV discount +11.3/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1005 Elm Street—a spacious, inviting home boasting 2,412 square feet of comfortable living space. Featuring four generously sized bedrooms and three full bathrooms, this residence offers plenty of room for family and guests. Enjoy a large living room, formal dining area, and a well-appointed kitchen with an adjacent laundry room for convenience. The charming front porch is perfect for relaxing outdoors, whether you're entertaining friends or savoring a quiet evening. Bring your unique vision and style to make this beautiful property truly your own.

Key facts

• 2 acre lot
• Built 1925
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $26 ($308/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 $143k (10.5% below list).
• Recommended offer: $143k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ouachita County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $58k; list at $160k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,210 (10.5% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $174,546
• List price: $160,000
• Delta: -8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
837 Maple St	0.30mi	4/2.5	2,600 (+8%)	9mo	$292,500	$113	62
121 Cleveland Ave	0.74mi	3/2.0 (-1)	2,488 (+3%)	4mo	$15,000	$6	50
141 Elaine Ave	0.70mi	3/3.0 (-1)	2,292 (-5%)	12mo	$310,000	$135	38
947 Austin St	0.64mi	4/3.0	2,143 (-11%)	16mo	$96,000	$45	32

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-24,273
• Equity at exit: $23,857

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-18,946
• Equity at exit: $13,834

Cash invested: $44,800 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $26

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 93%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $160,000 Active 93 DOM
2. 2026-06-18
   days on market $160,000 Active 92 DOM
3. 2026-06-17
   days on market $160,000 Active 91 DOM
4. 2026-06-16
   days on market $160,000 Active 90 DOM
5. 2026-06-15
   days on market $160,000 Active 89 DOM
6. 2026-06-14
   days on market $160,000 Active 87 DOM
7. 2026-06-12
   days on market $160,000 Active 86 DOM
8. 2026-06-09
   days on market $160,000 Active 83 DOM
9. 2026-06-08
   days on market $160,000 Active 82 DOM
10. 2026-06-07
    days on market $160,000 Active 81 DOM
11. 2026-06-05
    days on market $160,000 Active 79 DOM
12. 2026-06-04
    days on market $160,000 Active 77 DOM
13. 2026-06-02
    statusdays on market $160,000 Active 76 DOM
14. 2026-06-01
    days on market $160,000 Price Change 75 DOM
15. 2026-05-31
    days on market $160,000 Price Change 74 DOM
16. 2026-05-31
    days on market $160,000 Price Change 73 DOM
17. 2026-03-17
    listed $165,000 New Listing 571-char remark

    Show marketing remark (571 chars)

    Welcome to 1005 Elm Street—a spacious, inviting home boasting 2,412 square feet of comfortable living space. Featuring four generously sized bedrooms and three full bathrooms, this residence offers plenty of room for family and guests. Enjoy a large living room, formal dining area, and a well-appointed kitchen with an adjacent laundry room for convenience. The charming front porch is perfect for relaxing outdoors, whether you're entertaining friends or savoring a quiet evening. Bring your unique vision and style to make this beautiful property truly your own.

18. 2023-02-16
    soldstatus $58,000 628-char remark

    Show marketing remark (628 chars)

    An appealing front porch welcomes you to this large family home with space for a growing family. Open floor with a spacious living room with fireplace opening to a nice size dining room area. All bedrooms are good size. A wide hallway gives you access to all bedrooms and the bathrooms. Nice size kitchen with adjoining laundry room. High ceilings throughout. Needs some TLC but could be an amazing home. Check out this spacious home before it gets away! All Agents call Century 21 Campbell & Co. for all appointments [phone] Sq. Ft. , Lot Size, & year built is taken from court house records.

19. 2023-01-30
    listed $64,000 628-char remark

    Show marketing remark (628 chars)

    An appealing front porch welcomes you to this large family home with space for a growing family. Open floor with a spacious living room with fireplace opening to a nice size dining room area. All bedrooms are good size. A wide hallway gives you access to all bedrooms and the bathrooms. Nice size kitchen with adjoining laundry room. High ceilings throughout. Needs some TLC but could be an amazing home. Check out this spacious home before it gets away! All Agents call Century 21 Campbell & Co. for all appointments [phone] Sq. Ft. , Lot Size, & year built is taken from court house records.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,185
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,655
• Taxable loss: −$2,381
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $879/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+157.8% since first listed

3 events — show timeline

• 2026-03-17 Listed $165,000 CARMLS
• 2023-02-16 Sold (MLS) $58,000 CARMLS
• 2023-01-30 Listed $64,000 CARMLS

Property tax history

-18.8%/yr

Latest (2025): $53 · -65.4% YoY. Source: county tax records.