1128 N Samuel · Monticello, AR 71655

$85,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 230 Days on market

Built 1937 6,534 sqft lot $76/sqft · 28% below area Est $118k · 28% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bathroom with rustic wood interior. Metal roof, carport, ample parking. Cash flow opportunity as a rental or good for affordable living.

Key facts

• 6,534 sq ft lot
• 3 parking spots
• Built 1937

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.9% in Monticello — 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 69/100 on livability (#72 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime D-, amenities F.
• Monticello School District (town): math 30% / reading 29% proficiency, ranked #161 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 115 active listings in the ZIP; 16 units permitted in Drew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Drew County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $24k; list at $85k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $117,690
• List price: $85,000
• Delta: -27.78%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 N Main St	0.38mi	2/1.0	1,095 (-2%)	13mo	$115,000	$105	68
814 N Slemons St	0.53mi	2/1.0	1,210 (+8%)	1mo	$128,000	$106	61
1227 Griffith St	0.28mi	3/1.0 (+1)	1,172 (+5%)	18mo	$85,000	$73	59
608 E Oakland	0.55mi	3/1.5 (+1)	1,216 (+9%)	8mo	$140,000	$115	46
202 E Allen St	0.53mi	2/1.0	1,008 (-10%)	20mo	$100,000	$99	42
218 E Allen St	0.51mi	3/2.0 (+1)	1,200 (+7%)	23mo	$22,000	$18	36

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-594
• Equity at exit: $12,674

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $16,360
• Equity at exit: $7,349

Cash invested: $23,800 (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 71655

• Home prices YoY: -10.8%
• Active inventory: 115
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $207

Break-even live

Break-even rent $645

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $256	-5% $232	+0% $207	+5% $183	+10% $159
Rent	-10% $136	-5% $172	+0% $207	+5% $243	+10% $279
Rate	-1.0pp $250	-0.5pp $229	base $207	+0.5pp $185	+1.0pp $163

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $85,000 Active 230 DOM
2. 2026-06-19
   days on market $85,000 Active 228 DOM
3. 2026-06-18
   days on market $85,000 Active 227 DOM
4. 2026-06-17
   days on market $85,000 Active 226 DOM
5. 2026-06-16
   days on market $85,000 Active 225 DOM
6. 2026-06-15
   days on market $85,000 Active 224 DOM
7. 2026-06-14
   days on market $85,000 Active 222 DOM
8. 2026-06-12
   days on market $85,000 Active 221 DOM
9. 2026-06-09
   days on market $85,000 Active 218 DOM
10. 2026-06-08
    days on market $85,000 Active 217 DOM
11. 2026-06-07
    days on market $85,000 Active 216 DOM
12. 2026-06-07
    days on market $85,000 Active 215 DOM
13. 2026-06-04
    days on market $85,000 Active 212 DOM
14. 2026-06-02
    days on market $85,000 Active 211 DOM
15. 2026-06-01
    days on market $85,000 Active 210 DOM
16. 2026-05-31
    days on market $85,000 Active 209 DOM
17. 2026-05-31
    days on market $85,000 Active 208 DOM
18. 2026-05-04
    status Back on Market 148-char remark

    Show marketing remark (148 chars)

    2 bedroom 1 bathroom with rustic wood interior. Metal roof, carport, ample parking. Cash flow opportunity as a rental or good for affordable living.

19. 2026-05-01
    historical 148-char remark

    Show marketing remark (148 chars)

    2 bedroom 1 bathroom with rustic wood interior. Metal roof, carport, ample parking. Cash flow opportunity as a rental or good for affordable living.

20. 2025-10-30
    listed $85,000 New Listing 148-char remark

    Show marketing remark (148 chars)

    2 bedroom 1 bathroom with rustic wood interior. Metal roof, carport, ample parking. Cash flow opportunity as a rental or good for affordable living.

21. 2015-09-02
    soldstatus $24,000
22. 2015-05-05
    soldstatus $24,000
23. 1993-09-01
    soldstatus $22,000
24. 1989-12-01
    soldstatus $20,000
25. 1989-05-01
    soldstatus $8,000

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$201/yr (+$17/mo · 58.5%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,895
• − Mortgage interest: −$4,761
• − Property taxes: −$343
• − Insurance: −$425
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,473
• Taxable income: $1,149
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,214/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: Monticello School District
• NCES district ID: 0509840
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 29% ▼ -12.00%
• Median HH income: $33,146
• Composite: 24.19/100
• National rank: #7732
• State rank: #161 of 238 in AR

Livability — Monticello

• Score: 69/100
• State rank: #72
• US rank: #8686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, AR
• Population (ZIP): 13,892

Population outlook (Drew County) Hauer SSP2

• Today (2025): 18,483 people
• By 2030: 18,278 · -1.1%
• By 2040: 17,712 · -4.2%
• By 2050: 17,015 · -7.9%
• By 2075: 15,815 · -14.4%
• By 2100: 14,335 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 28% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Drew

• 2024 margin: Solid R (+33.8) · D 32.2% · R 66.0% · Other 1.8%
• 2008→2024 swing: -14.7pp toward R · 2008: -19.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+27.8 2016: R+24.5 2012: R+18.9 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.27%
• Current HPI: 218.1414
• 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

+962.5% since first listed

8 events — show timeline

• 2026-05-04 Relisted — CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2025-10-30 Listed $85,000 CARMLS
• 2015-09-02 Sold (Public Records) $24,000 Public Records
• 2015-05-05 Sold (Public Records) $24,000 Public Records
• 1993-09-01 Sold (Public Records) $22,000 Public Records
• 1989-12-01 Sold (Public Records) $20,000 Public Records
• 1989-05-01 Sold (Public Records) $8,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $343 · +3.5% YoY. Source: county tax records.