1203 S Main St · Rector, AR 72461

$80,000

2 bd · 1.0 ba · 1,167 sqft · SingleFamily public records

1.00 ac lot Est $130k · 38% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• 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

Listing remarks

2 Beds 1 Bath - House 1203 S Main St, Rector, AR 72461-2623, United States 2 Beds 1 Bath - House Main St, Rector, AR 72461-2623, United States For Sale by owners NEW ROOF older 2 bedroom 1 bath home on 1 acre lot in rector Arkansas includes, 21/2 stall garage , 2out buildings, Yard is completely fenced in including the driveway entrance making it ideal for kids and pets. There are two gates in the front plus driveway gates and one gate at the back of property. Yard has plenty of shade trees. This house sits on a quite street with mostly retired or semi retired people. This property has a lot of potential and is being sold AS IS. We are asking 80,000 or BEST OFFER! Cash or conventio

Key facts

• 1 acre lot

Property features AI

Exterior

• Home design: Single-family house
• Exterior features: Property sits on a 1-acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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 $3k of equity ($553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $129,537
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S Clayton St	0.56mi	3/1.0 (+1)	1,107 (-5%)	12mo	$126,000	$114	51
816 E 7th St	0.73mi	3/1.0 (+1)	1,107 (-5%)	2mo	$122,500	$111	50
220 W 6th	0.42mi	3/1.5 (+1)	1,260 (+8%)	15mo	$99,900	$79	47
714 W 7th St	0.55mi	3/1.0 (+1)	1,326 (+14%)	1mo	$148,000	$112	46
115 E 2nd St #1	0.67mi	3/2.0 (+1)	1,235 (+6%)	5mo	$99,000	$80	46
217 S Pln	0.71mi	3/2.0 (+1)	1,180 (+1%)	18mo	$112,500	$95	41

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: 13.4%
• Equity multiple: 1.76×
• Total profit: $17,118
• Equity at exit: $35,971

10-year hold

• IRR: 15.3%
• Equity multiple: 3.26×
• Total profit: $50,723
• Equity at exit: $55,436

Cash invested: $22,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $116

Break-even live

Break-even rent $858

Max offer price $80,000

Occupancy floor 83%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-05
   remarks 699-char remark
2. 2026-06-05
   listed $80,000 Under Contract

ⓘ 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 5/10 Major FEMA zone A · 67% 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 7% 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: $12,062
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,902
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,327
• Taxable income: $221
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,339/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

+52.4% since first listed

16 events — show timeline

• 2026-06-04 Listed — ForSaleByOwner.com
• 2026-06-04 Listed $80,000 ForSaleByOwner.com
• 2025-12-01 Listing Removed — CARMLS
• 2025-11-06 Relisted — CARMLS
• 2025-11-01 Contingent — CARMLS
• 2025-08-14 Price Changed $75,000 CARMLS
• 2025-07-06 Price Changed $78,000 CARMLS
• 2025-05-30 Listed $80,000 CARMLS
• 2022-06-06 Listing Removed — CARMLS
• 2022-06-01 Sold (Public Records) $40,000 Public Records
• 2022-02-21 Listed $45,000 CARMLS
• 2020-02-19 Listing Removed — CARMLS
• 2020-02-13 Sold (Public Records) $40,000 Public Records
• 2020-02-12 Sold (MLS) $40,000 CARMLS
• 2019-09-22 Listed $45,000 CARMLS
• 2019-09-22 Listed $52,500 CARMLS

Property tax history

+9.0%/yr

Latest (2025): $45 · +0.0% YoY. Source: county tax records.