504 N College St · Huntsville, AR 72740

$200,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 3 Days on market

Built 1942 0.25 ac lot Est $176k · 13% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +1.5/15.0
• DSCR +1.3/10.0

Listing remarks MLS

Sold before print

Key facts

• Splash pad
• Schools
• Walking trails

Tags

• WALKING TRAILS
• SPLASH PAD
• SCHOOLS

Property features AI

Finance

• HOA & community: Monthly association fee (details not specified); Community amenities include playground, park, sidewalks, trails/paths, and proximity to schools

Exterior

• Parking: Detached carport with RV access/parking; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Septic (septic tank) available
• Home design: Single-story home; Residential zoning; Entry facing not specified
• Construction: Vinyl siding; Metal roof; Block foundation; Built 25 or more years ago
• Exterior features: Gravel driveway; Covered porch; Outbuilding and workshop; Public/shared road frontage; Cleared city lot near a park; Central Business District location

Interior

• Kitchen: Gas oven; Gas water heater
• Flooring: Laminate flooring; Simulated wood flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sunroom; Window treatments and blinds; Double-pane windows
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.3% below list).
• Recommended offer: $139k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Huntsville — 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 73/100 on livability (#26 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huntsville Middle School (math 47% / reading 41%, grade D, #65 of 201 statewide, top 34%, 472 students, 67% FRL).
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Huntsville School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,484 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $176,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Missouri Pl	0.13mi	3/1.0	1,084 (-2%)	12mo	$165,500	$153	82
305 Hawkins Ave	0.17mi	3/1.5	1,064 (-3%)	5mo	$189,400	$178	80
508 Miller St	0.26mi	2/1.0 (-1)	1,034 (-6%)	19mo	$165,000	$160	57
503 Madison St	0.59mi	3/1.5	1,228 (+11%)	4mo	$130,000	$106	48
132 Mae	0.54mi	3/2.0	1,200 (+9%)	10mo	$222,000	$185	48
235 Holly St	0.53mi	3/2.0	1,168 (+6%)	18mo	$158,550	$136	46
1094 Main St	0.64mi	2/1.0 (-1)	1,032 (-6%)	16mo	$142,000	$138	41
921 Gaskill St	0.56mi	2/2.0 (-1)	1,008 (-8%)	14mo	$180,000	$179	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $91,098
• Equity at exit: $180,176

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $282,347
• Equity at exit: $388,556

Cash invested: $56,000 (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 72740

• Home prices YoY: 19.5%
• Active inventory: 129
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-280

Break-even live

Break-even rent $1,750

Max offer price $159,450

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-211	+0% $-280	+5% $-349	+10% $-418
Rent	-10% $-390	-5% $-335	+0% $-280	+5% $-225	+10% $-170
Rate	-1.0pp $-180	-0.5pp $-229	base $-280	+0.5pp $-332	+1.0pp $-385

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Drake Ave Huntsville, AR	2.0	1.0	720	$1,200	$1.67	16d	1	0.19mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1120	$1,595	$1.42	45d	1	0.58mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1116	$1,595	$1.43	25d	1	0.58mi

Listing history 14 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $200,000 Active
3. 2022-09-26
   soldstatus $189,000
4. 2022-09-23
   soldstatus $189,000 17-char remark

   Show marketing remark (17 chars)

   Sold before print

5. 2022-09-23
   listed $189,000 17-char remark

   Show marketing remark (17 chars)

   Sold before print

6. 2021-03-18
   soldstatus $129,000
7. 2021-03-16
   soldstatus $129,000 17-char remark

   Show marketing remark (17 chars)

   Sold before print

8. 2021-03-15
   listed $129,000 17-char remark

   Show marketing remark (17 chars)

   Sold before print

9. 2018-10-03
   soldstatus $101,000
10. 2018-10-01
    soldstatus $101,000
11. 2018-07-10
    listed $107,500
12. 2015-02-05
    soldstatus $48,900
13. 2009-10-13
    soldstatus $42,000
14. 2003-08-12
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,738
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$5,818
• Taxable loss: −$6,961
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $-1,692/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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Huntsville

• Score: 73/100
• State rank: #26
• US rank: #5604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AR
• Population (ZIP): 10,226

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 22% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.73%
• Current HPI: 353.404
• 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

+185.7% since first listed

14 events — show timeline

• 2026-05-14 Pending — NWARMLS
• 2026-05-11 Listed $200,000 NWARMLS
• 2022-09-26 Sold (Public Records) $189,000 Public Records
• 2022-09-23 Listed $189,000 NWARMLS
• 2022-09-23 Sold (MLS) $189,000 NWARMLS
• 2021-03-18 Sold (Public Records) $129,000 Public Records
• 2021-03-16 Sold (MLS) $129,000 NWARMLS
• 2021-03-15 Listed $129,000 NWARMLS
• 2018-10-03 Sold (Public Records) $101,000 Public Records
• 2018-10-01 Sold (MLS) $101,000 NWARMLS
• 2018-07-10 Listed $107,500 NWARMLS
• 2015-02-05 Sold (Public Records) $48,900 Public Records
• 2009-10-13 Sold (Public Records) $42,000 Public Records
• 2003-08-12 Sold (Public Records) $70,000 Public Records

Property tax history

-18.0%/yr

Latest (2025): $47 · -68.1% YoY. Source: county tax records.