1105 7th St · Mena, AR 71953

$55,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 122 Days on market

Built 1920 5,227 sqft lot Est $96k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Unique Fixer Upper Opportunity! Neighborhood On the hill is walking distance to groceries, and the Ouachitas Coffee! 2 bed/1 bath with Shallow well on the property do not walk on the concrete top! Central Heat and Air needs work, drywall work needed, foundation needs leveling, Agent Owned Property, bring all offers! Back on the Market through no fault of its own!

Key facts

• Formal dining room
• Original wood floors
• Detached

Tags

• ORIGINAL WOOD FLOORS
• FORMAL DINING ROOM
• DETACHED

Property features AI

Finance

• Other: Approximate lot dimensions 38 x 140 (about 0.12 acres); Annual taxes listed (2025)
• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Carport with rear entry
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Single-family property; Subdivision: MENA ORIGINAL
• Construction: Asbestos exterior; Composition roof; Crawl space foundation; Built on tax-recorded square footage of 950
• Exterior features: Front porch; Level lot; Inside city limits; In subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Refrigerator stays
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Ceiling fans; Sheetrock walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.1% in Mena — 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 65/100 on livability (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mena High School (math 25% / reading 39%, grade F, #119 of 292 statewide, top 43%, 498 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $380 of loan paydown is wiped out by about $651 of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $55k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1920 — 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 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?
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: 1.79% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.27%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $95,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 9th St	0.15mi	2/1.0	1,000 (+5%)	2mo	$140,000	$140	82
1001 Third St	0.28mi	2/1.0	972 (+2%)	6mo	$95,000	$98	78
710 Pine Ave	0.11mi	3/1.0 (+1)	1,020 (+7%)	2mo	$60,000	$59	76
1000 Marion Ave	0.44mi	2/2.0	960 (+1%)	1mo	$117,500	$122	73
906 Second St	0.39mi	2/1.0	983 (+4%)	9mo	$50,500	$51	69
410 Maple Ave	0.44mi	2/1.5	1,008 (+6%)	4mo	$125,000	$124	64
1111 S Third St	0.28mi	2/1.0	856 (-10%)	9mo	$70,000	$82	63
1100 Second St	0.37mi	3/1.5 (+1)	936 (-2%)	12mo	$125,000	$134	63
911 Gillham	0.35mi	3/1.0 (+1)	888 (-6%)	11mo	$90,000	$101	59
1101 S Ninth	0.14mi	3/1.0 (+1)	819 (-14%)	11mo	$38,000	$46	56
403 First St	0.66mi	3/1.0 (+1)	960 (+1%)	19mo	$51,500	$54	46
516 Proft Cir	0.55mi	3/1.5 (+1)	1,028 (+8%)	13mo	$148,900	$145	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.52×
• Total profit: $23,397
• Equity at exit: $12,789

10-year hold

• IRR: 37.8%
• Equity multiple: 4.92×
• Total profit: $60,401
• Equity at exit: $13,019

Cash invested: $15,400 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $440

Break-even live

Break-even rent $426

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	43d	1	0.43mi
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	43d	1	0.49mi

Listing history 24 events

1. 2026-06-19
   days on market $55,000 Active 122 DOM
2. 2026-06-18
   days on market $55,000 Active 121 DOM
3. 2026-06-17
   days on market $55,000 Active 120 DOM
4. 2026-06-16
   days on market $55,000 Active 119 DOM
5. 2026-06-15
   days on market $55,000 Active 118 DOM
6. 2026-06-14
   days on market $55,000 Active 116 DOM
7. 2026-06-12
   days on market $55,000 Active 115 DOM
8. 2026-06-09
   days on market $55,000 Active 112 DOM
9. 2026-06-08
   days on market $55,000 Active 111 DOM
10. 2026-06-07
    days on market $55,000 Active 110 DOM
11. 2026-06-04
    days on market $55,000 Active 106 DOM
12. 2026-06-02
    days on market $55,000 Active 105 DOM
13. 2026-06-01
    days on market $55,000 Active 104 DOM
14. 2026-05-31
    days on market $55,000 Active 103 DOM
15. 2026-05-31
    days on market $55,000 Active 102 DOM
16. 2026-05-05
    price $55,000
17. 2026-02-17
    listed $65,000 New Listing
18. 2024-08-13
    soldstatus $34,400 Sold 380-char remark

    Show marketing remark (380 chars)

    Affordable Unique Fixer Upper Opportunity! Neighborhood On the hill is walking distance to groceries, and the Ouachitas Coffee! 2 bed/1 bath with Shallow well on the property do not walk on the concrete top! Central Heat and Air needs work, drywall work needed, foundation needs leveling, Agent Owned Property, bring all offers! Back on the Market through no fault of its own!

19. 2024-08-02
    status Under Contract 380-char remark

    Show marketing remark (380 chars)

    Affordable Unique Fixer Upper Opportunity! Neighborhood On the hill is walking distance to groceries, and the Ouachitas Coffee! 2 bed/1 bath with Shallow well on the property do not walk on the concrete top! Central Heat and Air needs work, drywall work needed, foundation needs leveling, Agent Owned Property, bring all offers! Back on the Market through no fault of its own!

20. 2024-02-01
    status Back on Market 380-char remark

    Show marketing remark (380 chars)

    Affordable Unique Fixer Upper Opportunity! Neighborhood On the hill is walking distance to groceries, and the Ouachitas Coffee! 2 bed/1 bath with Shallow well on the property do not walk on the concrete top! Central Heat and Air needs work, drywall work needed, foundation needs leveling, Agent Owned Property, bring all offers! Back on the Market through no fault of its own!

21. 2023-11-14
    status Under Contract 380-char remark

    Show marketing remark (380 chars)

    Affordable Unique Fixer Upper Opportunity! Neighborhood On the hill is walking distance to groceries, and the Ouachitas Coffee! 2 bed/1 bath with Shallow well on the property do not walk on the concrete top! Central Heat and Air needs work, drywall work needed, foundation needs leveling, Agent Owned Property, bring all offers! Back on the Market through no fault of its own!

22. 2023-10-06
    listed $39,900 New Listing 380-char remark

    Show marketing remark (380 chars)

    Affordable Unique Fixer Upper Opportunity! Neighborhood On the hill is walking distance to groceries, and the Ouachitas Coffee! 2 bed/1 bath with Shallow well on the property do not walk on the concrete top! Central Heat and Air needs work, drywall work needed, foundation needs leveling, Agent Owned Property, bring all offers! Back on the Market through no fault of its own!

23. 2022-09-23
    soldstatus $17,500 16-char remark

    Show marketing remark (16 chars)

    Nice fixer upper

24. 2022-09-07
    listed $17,500 16-char remark

    Show marketing remark (16 chars)

    Nice fixer upper

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$52/yr (+$4/mo · 17.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,789
• − Mortgage interest: −$3,081
• − Property taxes: −$300
• − Insurance: −$275
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,600
• Taxable income: $4,647
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,162/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+214.3% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $55,000 CARMLS
• 2026-02-17 Listed $65,000 CARMLS
• 2024-08-13 Sold (MLS) $34,400 CARMLS
• 2024-08-02 Pending — CARMLS
• 2024-02-01 Relisted — CARMLS
• 2023-11-14 Pending — CARMLS
• 2023-10-06 Listed $39,900 CARMLS
• 2022-09-23 Sold (MLS) $17,500 CARMLS
• 2022-09-07 Listed $17,500 CARMLS

Property tax history

+1.7%/yr

Latest (2025): $300 · +0.0% YoY. Source: county tax records.