1400 Shelton Cv · Pocahontas, AR 72455

$72,500

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 199 Days on market

Built 1980 0.25 ac lot $47/sqft · 45% below area Est $132k · 45% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2BA two level home. Featuring new windows, siding, doors, insulation, some trim, and paint, this home is awaiting your finishing touches. Large rooms, a basement, and an open floor plans make this an inviting project to finish. This home will not qualify for government backed mortgages, cash or conventional loan only. Interior pictures coming soon.

Key facts

• New siding
• New doors
• Open floor plans

Tags

• NEW WINDOWS
• NEW SIDING
• NEW DOORS
• NEW INSULATION
• OPEN FLOOR PLANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.6% in Pocahontas — 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 71/100 on livability (#37 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools D-.
• Pocahontas School District (rural): math 29% / reading 27% proficiency, ranked #165 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 77 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -22% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 F 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: 1.59% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.57%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $132,288
• List price: $72,500
• Delta: -45.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Hospital Dr	0.33mi	3/2.0	1,458 (-5%)	1mo	$130,000	$89	76
1611 Birdell	0.16mi	3/2.0	1,344 (-12%)	2mo	$130,000	$97	70
36 Emma	0.45mi	3/2.5	1,500 (-2%)	12mo	$225,000	$150	63
909 Grand St	0.47mi	4/2.5 (+1)	1,656 (+8%)	21mo	$190,000	$115	41
1905 Warren St	0.59mi	3/2.0	1,320 (-14%)	20mo	$126,900	$96	32

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $17,942
• Equity at exit: $10,810

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $53,806
• Equity at exit: $6,268

Cash invested: $20,300 (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 72455

• Home prices YoY: -15.8%
• Active inventory: 77
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $466

Break-even live

Break-even rent $562

Max offer price $72,500

Occupancy floor 55%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Ridgeland Cir Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.00mi
2503 Ridgeland Cir Unit 4 Pocahontas, AR	2.0	2.5	1486	$995	$0.67	44d	1	1.00mi
2506 Ridgeland Cir Apt 2 Pocahontas, AR	2.0	2.5	1438	$1,495	$1.04	44d	1	1.05mi

Listing history 18 events

1. 2026-06-19
   days on market $72,500 Active 199 DOM
2. 2026-06-18
   days on market $72,500 Active 198 DOM
3. 2026-06-17
   days on market $72,500 Active 197 DOM
4. 2026-06-16
   days on market $72,500 Active 196 DOM
5. 2026-06-15
   days on market $72,500 Active 195 DOM
6. 2026-06-14
   days on market $72,500 Active 193 DOM
7. 2026-06-12
   days on market $72,500 Active 192 DOM
8. 2026-06-09
   days on market $72,500 Active 189 DOM
9. 2026-06-08
   days on market $72,500 Active 188 DOM
10. 2026-06-07
    days on market $72,500 Active 187 DOM
11. 2026-06-07
    days on market $72,500 Active 186 DOM
12. 2026-06-04
    days on market $72,500 Active 183 DOM
13. 2026-06-02
    days on market $72,500 Active 182 DOM
14. 2026-06-01
    days on market $72,500 Active 181 DOM
15. 2026-05-31
    days on market $72,500 Active 180 DOM
16. 2026-05-31
    days on market $72,500 Active 179 DOM
17. 2026-01-28
    price $72,500 354-char remark

    Show marketing remark (354 chars)

    3BR/2BA two level home. Featuring new windows, siding, doors, insulation, some trim, and paint, this home is awaiting your finishing touches. Large rooms, a basement, and an open floor plans make this an inviting project to finish. This home will not qualify for government backed mortgages, cash or conventional loan only. Interior pictures coming soon.

18. 2025-12-01
    listed $82,500 New Listing 354-char remark

    Show marketing remark (354 chars)

    3BR/2BA two level home. Featuring new windows, siding, doors, insulation, some trim, and paint, this home is awaiting your finishing touches. Large rooms, a basement, and an open floor plans make this an inviting project to finish. This home will not qualify for government backed mortgages, cash or conventional loan only. Interior pictures coming soon.

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $464 · $39/mo
• Expected delta: +$58/yr (+$5/mo · 14.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,833
• − Mortgage interest: −$4,061
• − Property taxes: −$406
• − Insurance: −$362
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,109
• Taxable income: $4,681
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,474/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: Pocahontas School District
• NCES district ID: 0511610
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 27% ▼ -12.00%
• Median HH income: $37,399
• Composite: 23.36/100
• National rank: #7907
• State rank: #165 of 238 in AR

Livability — Pocahontas

• Score: 71/100
• State rank: #37
• US rank: #6525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocahontas, AR
• Population (ZIP): 13,572

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Pacific Islander 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 5% Lithuanian 1% Serbian 1%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.61%
• Current HPI: 179.3505
• 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

-12.1% since first listed

2 events — show timeline

• 2026-01-28 Price Changed $72,500 CARMLS
• 2025-12-01 Listed $82,500 CARMLS

Property tax history

+5.1%/yr

Latest (2025): $406 · +0.0% YoY. Source: county tax records.