731 N Eighth St · Augusta, AR 72006

$80,000

3 bd · 1.5 ba · 1,117 sqft · SingleFamily public records · 10 Days on market

Built 1970 0.29 ac lot

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Three bedroom one bath house in quiet, established neighborhood being sold AS-IS with the exception of the removal of one set of bedroom furniture and a few personal items. The refrigerator, washer and dryer, and all other furniture will stay. The house has approximately 1117sqft living space, a cozy front porch, and metal roof. There is even a small shed and additional covered storage in the back yard. Great starter home or remodel opportunity for the DIY-er! A few easy upgrades like flooring and paint would enhance the interior of this super cute home. If purchased as a primary residence, the Homestead Tax Credit covers all of the property taxes.

Key facts

• Metal roof
• Covered storage
• Small shed

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• COZY FRONT PORCH
• METAL ROOF
• SMALL SHED
• COVERED STORAGE

Property features AI

Finance

• Financial info: Financing options: conventional loan, cash, or in-house financing

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Brick and frame combination exterior
• Construction: Crawl space foundation; Metal roof
• Exterior features: Porch; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Electric range; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer stays; Dryer stays; Gas water heater; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $80k).

Location & tenants

• Location reads 65/100 on livability (#156 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Augusta School District (rural): math 23% / reading 13% proficiency, ranked #219 of 238 in AR (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Woodruff County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.6% local appreciation)).
• Woodruff County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $30,159
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Circle Dr	0.74mi	3/1.0	1,128 (+1%)	3mo	$30,000	$27	59

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.98×
• Total profit: $22,045
• Equity at exit: $34,169

10-year hold

• IRR: 19.4%
• Equity multiple: 3.72×
• Total profit: $60,909
• Equity at exit: $51,298

Cash invested: $22,400 (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 72006

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $221

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 72%

Sensitivity live

Price	-10% $276	-5% $249	+0% $221	+5% $194	+10% $166
Rent	-10% $144	-5% $182	+0% $221	+5% $260	+10% $299
Rate	-1.0pp $261	-0.5pp $242	base $221	+0.5pp $200	+1.0pp $179

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $80,000 Active 10 DOM
2. 2026-06-18
   days on market $80,000 Active 9 DOM
3. 2026-06-17
   days on market $80,000 Active 8 DOM
4. 2026-06-16
   statusdays on market $80,000 Active 7 DOM
5. 2026-06-15
   days on market $80,000 New Listing 6 DOM
6. 2026-06-14
   days on market $80,000 New Listing 4 DOM
7. 2026-06-12
   remarks 656-char remark
8. 2026-06-12
   listed $80,000 New Listing 3 DOM

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,758
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,327
• Taxable income: $1,468
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,302/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: Augusta School District
• NCES district ID: 0502670
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 13% ▼ -8.00%
• Median HH income: $26,329
• Composite: 14.04/100
• National rank: #9468
• State rank: #219 of 238 in AR

Livability — Augusta

• Score: 65/100
• State rank: #156
• US rank: #13381

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: Augusta, AR
• Population (ZIP): 2,111

Population outlook (Woodruff County) Hauer SSP2

• Today (2025): 5,710 people
• By 2030: 5,209 · -8.8%
• By 2040: 4,329 · -24.2%
• By 2050: 3,663 · -35.8%
• By 2075: 2,831 · -50.4%
• By 2100: 2,577 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 38% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Woodruff

• 2024 margin: Solid R (+32.5) · D 32.8% · R 65.3% · Other 1.9%
• 2008→2024 swing: -39.9pp toward R · 2008: 7.5pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+27.8 2016: R+8.9 2012: D+4.2 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 128.4036
• 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

1 event — show timeline

• 2026-06-09 Listed $80,000 CARMLS

Property tax history

-24.8%/yr

Latest (2022): $3 · +0.0% YoY. Source: county tax records.