1711 S Detroit Ave · Russellville, AR 72801

$100,000

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 18 Days on market

Built 2020 Est $151k · 34% under

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment property in an amazing LOCATION!!!! Dont let this one get away, fenced in large back yard, all new plumbing with a large room that could be made into 2 additional bedrooms. This home is 80 percent completed and needs a little TLC to finish the job.

Key facts

• New plumbing
• Large room
• Large back yard

Tags

• LARGE BACK YARD
• NEW PLUMBING
• LARGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $97k (3.5% below list).
• Recommended offer: $97k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 93 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,510 (3.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $151,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1708 S Detroit Ave	0.03mi	3/1.5 (+1)	1,108 (-5%)	1mo	$150,000	$135	83
1204 S Ithaca Ave	0.48mi	3/1.5 (+1)	1,157 (-0%)	1mo	$139,900	$121	69
1813 S Detroit Ave	0.06mi	3/1.5 (+1)	1,008 (-13%)	3mo	$24,000	$24	66
1902 S Boulder Pl	0.40mi	3/2.0 (+1)	1,156 (-0%)	9mo	$175,000	$151	64
1301 S Greenwich Ave	0.38mi	3/1.0 (+1)	1,248 (+7%)	2mo	$162,000	$130	63
503 W 19 St	0.55mi	3/1.0 (+1)	1,240 (+7%)	1mo	$55,000	$44	57
401 E 14th St	0.30mi	3/2.0 (+1)	1,267 (+9%)	6mo	$87,000	$69	57
2210 Timberwood Ln	0.50mi	3/2.0 (+1)	1,106 (-5%)	6mo	$169,000	$153	54
902 S Knoxville Ave	0.74mi	3/1.5 (+1)	1,220 (+5%)	4mo	$135,000	$111	47
1006 El Paso Ave	0.73mi	3/1.5 (+1)	1,214 (+4%)	6mo	$30,000	$25	46
902 E 23rd St	0.45mi	3/2.0 (+1)	990 (-15%)	6mo	$150,000	$152	40
800 W 18th Ter	0.73mi	3/1.5 (+1)	1,280 (+10%)	6mo	$184,900	$144	37

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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,835
• Equity at exit: $14,910

10-year hold

• IRR: 10.8%
• Equity multiple: 1.94×
• Total profit: $26,445
• Equity at exit: $8,646

Cash invested: $28,000 (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 72801

• Home prices YoY: -24.5%
• Rents YoY: 6.1%
• Active inventory: 93
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $177

Break-even live

Break-even rent $741

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $100,000 Active 18 DOM
2. 2026-06-18
   days on market $100,000 Active 17 DOM
3. 2026-06-17
   days on market $100,000 Active 16 DOM
4. 2026-06-16
   days on market $100,000 Active 15 DOM
5. 2026-06-15
   days on market $100,000 Active 14 DOM
6. 2026-06-14
   days on market $100,000 Active 12 DOM
7. 2026-06-12
   days on market $100,000 Active 11 DOM
8. 2026-06-09
   days on market $100,000 Active 8 DOM
9. 2026-06-08
   days on market $100,000 Active 7 DOM
10. 2026-06-07
    days on market $100,000 Active 6 DOM
11. 2026-06-05
    days on market $100,000 Active 3 DOM
12. 2026-06-01
    remarks 265-char remark
13. 2026-06-01
    listed $100,000 Active 1 DOM

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$410/yr (+$34/mo · 178.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,581
• − Mortgage interest: −$5,602
• − Property taxes: −$230
• − Insurance: −$500
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,909
• Taxable income: $488
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,009/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, AR
• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 19,019
• Household income: $47,830
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 665.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 10% Black 4% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 13% Chinese 1% Vietnamese 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.65%
• Current HPI: 223.7613
• Rent YoY: ▲ 6.13%
• Metro: Russellville, AR
• 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

• 2026-06-01 Listed $100,000 FSBO.com

Property tax history

+2.8%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.