114 E Raney Ave · McCrory, AR 72101

$44,000

3 bd · 2.0 ba · 3,074 sqft · SingleFamily public records

Built 1960 ↓ 10% since listing

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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 +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you've seen this property before, you MUST see it again to appreciate the incredible changes the current owner has made! This 3 BR, 2 BA brick home has 2450 sqft living space on main floor, approx. 400 sqft attic space that can be finished & a 225 sqft basement. New vinyl flooring in dining room & hallway & new paint inside. Living room & bedrooms have hard wood (some areas patched over the years). Extra lot behind house is now cleared. Tree house has new deck & screens on building have been repaired.

Key facts

• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).

Location & tenants

• Location reads 68/100 on livability (#86 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Mccrory School District (rural): math 41% / reading 46% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Woodruff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($304 loan paydown + $3k appreciation (6.3% local appreciation)).
• Woodruff County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $44,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.80% ✓
• Cap rate: 23.44%
• Cash-on-cash: 61.25%
• DSCR: 3.73
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.4%
• Equity multiple: 5.34×
• Total profit: $53,477
• Equity at exit: $28,380

10-year hold

• IRR: 66.3%
• Equity multiple: 11.22×
• Total profit: $125,856
• Equity at exit: $52,099

Cash invested: $12,320 (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 72101

• Home prices YoY: 4.0%
• Active inventory: 6
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $629

Break-even live

Break-even rent $438

Max offer price $44,000

Occupancy floor 44%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2023-06-05
   historical
2. 2023-06-05
   listed $44,000
3. 2015-03-31
   soldstatus $59,000
4. 2015-03-27
   soldstatus $60,000 539-char remark

   Show marketing remark (539 chars)

   If you've seen this property before, you MUST see it again to appreciate the incredible changes the current owner has made! This 3 BR, 2 BA brick home has 2450 sqft living space on main floor, approx. 400 sqft attic space that can be finished & a 225 sqft basement. New vinyl flooring in dining room & hallway & new paint inside. Living room & bedrooms have hard wood (some areas patched over the years). Extra lot behind house is now cleared. Tree house has new deck & screens on building have been repaired.

5. 2015-02-25
   historical 539-char remark

   Show marketing remark (539 chars)

   If you've seen this property before, you MUST see it again to appreciate the incredible changes the current owner has made! This 3 BR, 2 BA brick home has 2450 sqft living space on main floor, approx. 400 sqft attic space that can be finished & a 225 sqft basement. New vinyl flooring in dining room & hallway & new paint inside. Living room & bedrooms have hard wood (some areas patched over the years). Extra lot behind house is now cleared. Tree house has new deck & screens on building have been repaired.

6. 2014-12-03
   listed $64,000 539-char remark

   Show marketing remark (539 chars)

   If you've seen this property before, you MUST see it again to appreciate the incredible changes the current owner has made! This 3 BR, 2 BA brick home has 2450 sqft living space on main floor, approx. 400 sqft attic space that can be finished & a 225 sqft basement. New vinyl flooring in dining room & hallway & new paint inside. Living room & bedrooms have hard wood (some areas patched over the years). Extra lot behind house is now cleared. Tree house has new deck & screens on building have been repaired.

7. 2014-04-24
   soldstatus $40,000
8. 2014-04-17
   soldstatus $40,000 500-char remark

   Show marketing remark (500 chars)

   This property is priced to sell quickly! Spacious 2-3 bedroom, 2 full bath, 2450 sq ft brick home on extra large lot. Property features an enclosed outdoor room and separate playroom/treehouse in the shaded back yard, perfect for summertime fun! The home has an unfinished basement and additional unfinished storage space in the attic. All appliances, furniture and other contents convey. New heat pump is less than 6 mos old. Roof is approximately 5 years old. Property being sold "AS IS".

9. 2014-03-12
   historical 500-char remark

   Show marketing remark (500 chars)

   This property is priced to sell quickly! Spacious 2-3 bedroom, 2 full bath, 2450 sq ft brick home on extra large lot. Property features an enclosed outdoor room and separate playroom/treehouse in the shaded back yard, perfect for summertime fun! The home has an unfinished basement and additional unfinished storage space in the attic. All appliances, furniture and other contents convey. New heat pump is less than 6 mos old. Roof is approximately 5 years old. Property being sold "AS IS".

10. 2013-03-25
    listed $49,000 500-char remark

    Show marketing remark (500 chars)

    This property is priced to sell quickly! Spacious 2-3 bedroom, 2 full bath, 2450 sq ft brick home on extra large lot. Property features an enclosed outdoor room and separate playroom/treehouse in the shaded back yard, perfect for summertime fun! The home has an unfinished basement and additional unfinished storage space in the attic. All appliances, furniture and other contents convey. New heat pump is less than 6 mos old. Roof is approximately 5 years old. Property being sold "AS IS".

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,804
• − Mortgage interest: −$2,465
• − Property taxes: −$1,160
• − Insurance: −$220
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,280
• Taxable income: $7,311
• Est. tax owed @ 24.0%: −$1,755
• After-tax cash flow: $5,792/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: Mccrory School District
• NCES district ID: 0509600
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $34,540
• Composite: 35.91/100
• National rank: #4807
• State rank: #50 of 238 in AR

Livability — McCrory

• Score: 68/100
• State rank: #86
• US rank: #9640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCrory, AR
• Population (ZIP): 3,192

Population outlook (Woodruff County) Hauer SSP2

• Today (2025): 5,710 people
• By 2030: 5,209 · -8.8%
• By 2040: 4,329 · -24.2%
• By 2050: 3,663 · -35.8%
• By 2075: 2,831 · -50.4%
• By 2100: 2,577 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 14% Two or more races 2%
• Common ancestry: Iranian 1% Romanian 1% Italian 1%

Political lean MEDSL · Woodruff

• 2024 margin: Solid R (+32.5) · D 32.8% · R 65.3% · Other 1.9%
• 2008→2024 swing: -39.9pp toward R · 2008: 7.5pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+27.8 2016: R+8.9 2012: D+4.2 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.26%
• Current HPI: 164.5815
• 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

-10.2% since first listed

10 events — show timeline

• 2023-06-05 Listed $44,000 CARMLS
• 2023-06-05 Listing Removed — CARMLS
• 2015-03-31 Sold (Public Records) $59,000 Public Records
• 2015-03-27 Sold (MLS) $60,000 CARMLS
• 2015-02-25 Listing Removed — CARMLS
• 2014-12-03 Listed $64,000 CARMLS
• 2014-04-24 Sold (Public Records) $40,000 Public Records
• 2014-04-17 Sold (MLS) $40,000 CARMLS
• 2014-03-12 Listing Removed — CARMLS
• 2013-03-25 Listed $49,000 CARMLS

Property tax history

+3.5%/yr

Latest (2025): $1,160 · +19.3% YoY. Source: county tax records.