210 N Oak St · Salem, AR 72576

$14,900

4 bd · 1.0 ba · 1,798 sqft · SingleFamily public records · 175 Days on market

Built 1994 6,098 sqft lot $8/sqft · 90% below area ↓ 26% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you’re looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

Key facts

• 6,098 sq ft lot
• Built 1994
• Listed 175 days

Tags

• RECENTLY RENOVATED ROOF
• CLOSE TO LOCAL RESTAURANTS
• CLOSE TO GROCERY STORES
• CLOSE TO COFFEE SHOPS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 79.2% vs local median 3.2% in Salem — 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 (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $455 of equity ($103 loan paydown + $352 appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $13,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 8.47% ✓
• Cap rate: 79.25%
• Cash-on-cash: 260.56%
• DSCR: 12.59
• GRM: 1.0

CMA / ARV

• ARV (median comp): $154,768
• List price: $14,900
• Delta: -90.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Oak St	0.00mi	4/1.0	1,798 (0%)	0mo	$14,900	$8	100
112 N Cedar St	0.26mi	3/2.0 (-1)	1,732 (-4%)	10mo	$198,000	$114	64
6282 N 395 Hwy	0.03mi	4/2.0	1,968 (+10%)	22mo	$265,000	$135	60
215 North St	0.18mi	3/2.0 (-1)	1,964 (+9%)	8mo	$160,000	$81	60
131 N Pine St	0.10mi	3/2.0 (-1)	1,536 (-15%)	9mo	$100,000	$65	54
211 N Main St	0.28mi	3/1.5 (-1)	1,578 (-12%)	20mo	$57,000	$36	43

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.14×
• Total profit: $59,004
• Equity at exit: $6,169

10-year hold

• IRR: —
• Equity multiple: 32.12×
• Total profit: $129,845
• Equity at exit: $9,114

Cash invested: $4,172 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$7 /mo · $85/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $906

Break-even live

Break-even rent $116

Max offer price $14,900

Occupancy floor 23%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-13
   price $14,900 1002-char remark

   Show marketing remark (1002 chars)

   Located in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you’re looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

2. 2026-05-12
   price $14,900 1037-char remark

   Show marketing remark (1037 chars)

   INVESTMENT OPPORTUNITY IN SALEM, ARKANSASLocated in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you're looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

3. 2026-03-20
   price $19,900 1002-char remark

   Show marketing remark (1037 chars)

   INVESTMENT OPPORTUNITY IN SALEM, ARKANSASLocated in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you're looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

4. 2026-03-20
   price $19,900 1037-char remark

   Show marketing remark (1037 chars)

   INVESTMENT OPPORTUNITY IN SALEM, ARKANSASLocated in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you're looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

5. 2025-12-02
   listed $30,000 New Listing 1002-char remark

   Show marketing remark (1037 chars)

   INVESTMENT OPPORTUNITY IN SALEM, ARKANSASLocated in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you're looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

6. 2025-12-02
   listed $30,000 Active 1037-char remark

   Show marketing remark (1037 chars)

   INVESTMENT OPPORTUNITY IN SALEM, ARKANSASLocated in the heart of Salem, Arkansas, this 4-bedroom, 1-bath home built in 1994 offers excellent potential for investors seeking a true value-add opportunity. The property features a recently renovated roof, providing a strong start for those ready to redesign or update the interior to modern standards. With the right improvements, this home can be positioned for a profitable resale or a dependable long-term rental, giving you flexibility in your exit strategy and the ability to generate strong returns. The location adds to the appeal, situated within walking distance of the historic former Salem High School and close to local restaurants, grocery stores, coffee shops, and other conveniences. This desirable neighborhood provides steady demand, making it a promising area for future tenants or buyers once renovations are complete. If you're looking for a property with meaningful upside in a well-located community, this Salem home is an ideal investment to elevate with your vision.

7. 2025-06-20
   historical
8. 2025-03-13
   price $29,900
9. 2024-12-16
   price $39,500
10. 2024-09-29
    price $45,000
11. 2024-08-28
    price $49,900
12. 2024-08-06
    price $54,950
13. 2024-07-10
    price $59,950
14. 2024-06-24
    listed $68,500 New Listing
15. 1999-06-03
    soldstatus $20,000

ⓘ 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: $85 · $7/mo
• Projected year-2 tax: $95 · $8/mo
• Expected delta: +$11/yr (+$1/mo · 12.7%)

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

Taxation est. · year 1

• Rental income: $15,148
• − Mortgage interest: −$835
• − Property taxes: −$85
• − Insurance: −$74
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$433
• Taxable income: $11,298
• Est. tax owed @ 24.0%: −$2,711
• After-tax cash flow: $8,159/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, AR
• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

-25.5% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $14,900 CARMLS
• 2026-05-12 Price Changed $14,900 SOMO
• 2026-03-20 Price Changed $19,900 CARMLS
• 2026-03-20 Price Changed $19,900 SOMO
• 2025-12-02 Listed $30,000 SOMO
• 2025-12-02 Listed $30,000 CARMLS
• 2025-06-20 Listing Removed — CARMLS
• 2025-03-13 Price Changed $29,900 CARMLS
• 2024-12-16 Price Changed $39,500 CARMLS
• 2024-09-29 Price Changed $45,000 CARMLS
• 2024-08-28 Price Changed $49,900 CARMLS
• 2024-08-06 Price Changed $54,950 CARMLS
• 2024-07-10 Price Changed $59,950 CARMLS
• 2024-06-24 Listed $68,500 CARMLS
• 1999-06-03 Sold (Public Records) $20,000 Public Records

Property tax history

-10.5%/yr

Latest (2025): $85 · +0.0% YoY. Source: county tax records.