743 13th St · Waldron, AR 72958

$152,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 42 Days on market

Built 1987 0.72 ac lot $76/sqft · 15% below area Est $180k · 15% under

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Why this score? — see what drove the C 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 +16.0/30.0
• ARV discount +14.5/15.0
• Appreciation +6.2/10.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to 743 W 13th Street, Waldron, AR 72958 — a charming 3-bedroom, 3-bathroom home situated on a spacious 0.72-acre lot. Built in 1987, this well-maintained property offers comfortable living with plenty of room to enjoy both indoors and out. this home is designed for longevity and low maintenance. Inside, you’ll find a functional layout ideal for everyday living and entertaining. Enjoy year-round comfort with central heating and air, along with the convenience of an attached two-car carport. Recent updates include a new roof and new flooring. The generous outdoor space provides plenty of room for activities, gardening, or simply relaxing.

Key facts

• Brick exterior
• New flooring
• Outdoor space

Tags

• BRICK EXTERIOR
• NEW ROOF
• NEW FLOORING
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (15.6% below list).
• Recommended offer: $128k (15.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#42 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Waldron School District (rural): math 29% / reading 30% proficiency, ranked #160 of 238 in AR (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Scott County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $128,298 (15.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $179,859
• List price: $152,000
• Delta: -15.49%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1740 Graystone St	0.54mi	3/2.0 (-1)	1,740 (-13%)	12mo	$165,000	$95	38

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

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.44×
• Total profit: $18,899
• Equity at exit: $63,942

10-year hold

• IRR: 10.9%
• Equity multiple: 2.55×
• Total profit: $65,797
• Equity at exit: $95,247

Cash invested: $42,560 (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 72958

• Home prices YoY: 1.2%
• Active inventory: 59
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $75

Break-even live

Break-even rent $1,188

Max offer price $152,000

Occupancy floor 89%

Sensitivity live

Price	-10% $161	-5% $118	+0% $75	+5% $32	+10% $-11
Rent	-10% $-26	-5% $24	+0% $75	+5% $126	+10% $176
Rate	-1.0pp $152	-0.5pp $114	base $75	+0.5pp $36	+1.0pp $-4

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-16
   price $152,000 664-char remark

   Show marketing remark (664 chars)

   Welcome to 743 W 13th Street, Waldron, AR 72958 — a charming 3-bedroom, 3-bathroom home situated on a spacious 0.72-acre lot. Built in 1987, this well-maintained property offers comfortable living with plenty of room to enjoy both indoors and out. this home is designed for longevity and low maintenance. Inside, you’ll find a functional layout ideal for everyday living and entertaining. Enjoy year-round comfort with central heating and air, along with the convenience of an attached two-car carport. Recent updates include a new roof and new flooring. The generous outdoor space provides plenty of room for activities, gardening, or simply relaxing.

2. 2026-04-30
   price $155,000 664-char remark

   Show marketing remark (664 chars)

   Welcome to 743 W 13th Street, Waldron, AR 72958 — a charming 3-bedroom, 3-bathroom home situated on a spacious 0.72-acre lot. Built in 1987, this well-maintained property offers comfortable living with plenty of room to enjoy both indoors and out. this home is designed for longevity and low maintenance. Inside, you’ll find a functional layout ideal for everyday living and entertaining. Enjoy year-round comfort with central heating and air, along with the convenience of an attached two-car carport. Recent updates include a new roof and new flooring. The generous outdoor space provides plenty of room for activities, gardening, or simply relaxing.

3. 2026-04-10
   listed $160,000 Active 664-char remark

   Show marketing remark (664 chars)

   Welcome to 743 W 13th Street, Waldron, AR 72958 — a charming 3-bedroom, 3-bathroom home situated on a spacious 0.72-acre lot. Built in 1987, this well-maintained property offers comfortable living with plenty of room to enjoy both indoors and out. this home is designed for longevity and low maintenance. Inside, you’ll find a functional layout ideal for everyday living and entertaining. Enjoy year-round comfort with central heating and air, along with the convenience of an attached two-car carport. Recent updates include a new roof and new flooring. The generous outdoor space provides plenty of room for activities, gardening, or simply relaxing.

4. 2026-01-26
   status Active
5. 2025-10-30
   status Active
6. 2025-10-21
   status Pending
7. 2025-10-02
   price $134,900
8. 2025-08-27
   price $142,900
9. 2025-07-24
   listed $144,900 Active
10. 2025-06-05
    price $144,900
11. 2025-04-09
    status Active
12. 2025-03-07
    status Pending
13. 2025-02-14
    listed $150,000 Active
14. 2020-03-12
    soldstatus $105,000
15. 2020-03-10
    soldstatus $105,000
16. 2019-12-11
    listed $120,000
17. 1993-11-24
    soldstatus $70,000

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: +$35/yr (+$3/mo · 3.8%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,396
• − Mortgage interest: −$8,514
• − Property taxes: −$937
• − Insurance: −$760
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$4,422
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,308/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: Waldron School District
• NCES district ID: 0513680
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 30% ▼ -14.00%
• Median HH income: $34,712
• Composite: 24.33/100
• National rank: #7699
• State rank: #160 of 238 in AR

Livability — Waldron

• Score: 71/100
• State rank: #42
• US rank: #7095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waldron, AR
• Population (ZIP): 6,566

Population outlook (Scott County) Hauer SSP2

• Today (2025): 8,981 people
• By 2030: 8,188 · -8.8%
• By 2040: 6,675 · -25.7%
• By 2050: 5,228 · -41.8%
• By 2075: 2,745 · -69.4%
• By 2100: 1,302 · -85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+73.5) · D 12.6% · R 86.1% · Other 1.4%
• 2008→2024 swing: -30.0pp toward R · 2008: -43.5pp · 2024: -73.5pp
• All cycles: 2024: R+73.5 2020: R+69.8 2016: R+62.0 2012: R+47.7 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 209.0849
• 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

+117.1% since first listed

17 events — show timeline

• 2026-05-16 Price Changed $152,000 WRVBOR
• 2026-04-30 Price Changed $155,000 WRVBOR
• 2026-04-10 Listed $160,000 WRVBOR
• 2026-01-26 Relisted — WRVBOR
• 2025-10-30 Relisted — WRVBOR
• 2025-10-21 Pending — WRVBOR
• 2025-10-02 Price Changed $134,900 WRVBOR
• 2025-08-27 Price Changed $142,900 WRVBOR
• 2025-07-24 Listed $144,900 WRVBOR
• 2025-06-05 Price Changed $144,900 WRVBOR
• 2025-04-09 Relisted — WRVBOR
• 2025-03-07 Pending — WRVBOR
• 2025-02-14 Listed $150,000 WRVBOR
• 2020-03-12 Sold (Public Records) $105,000 Public Records
• 2020-03-10 Sold (MLS) $105,000 WRVBOR
• 2019-12-11 Listed $120,000 WRVBOR
• 1993-11-24 Sold (Public Records) $70,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $937 · +0.0% YoY. Source: county tax records.