204 Glade St · Marshall, AR 72650

$89,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 324 Days on market

Built 1960 0.25 ac lot $78/sqft · 16% below area Est $107k · 16% under

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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 +28.3/30.0
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

Key facts

• Covered deck
• Metal roof
• Storage shed

Tags

• METAL ROOF
• SOLAR PANELS
• COVERED DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.5% in Marshall — 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 66/100 on livability (#115 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Searcy County population projected at -26% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $90k implies a 399% gain — meaningful room to come down on a strong offer.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (median comp): $106,600
• List price: $89,900
• Delta: -15.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 N Center St	0.07mi	2/1.0 (-1)	1,120 (-3%)	19mo	$40,000	$36	71
405 Walnut St	0.53mi	3/2.0	1,088 (-6%)	9mo	$154,000	$142	55
404 Walnut St	0.51mi	2/1.0 (-1)	1,274 (+11%)	3mo	$64,500	$51	51
404 Cedar St	0.55mi	3/2.0	1,220 (+6%)	17mo	$120,000	$98	46

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: 20.4%
• Equity multiple: 2.16×
• Total profit: $29,143
• Equity at exit: $40,423

10-year hold

• IRR: 21.5%
• Equity multiple: 4.10×
• Total profit: $77,995
• Equity at exit: $62,297

Cash invested: $25,172 (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 72650

• Active inventory: 79
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $288

Break-even live

Break-even rent $681

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $339	-5% $314	+0% $288	+5% $263	+10% $237
Rent	-10% $206	-5% $247	+0% $288	+5% $329	+10% $371
Rate	-1.0pp $333	-0.5pp $311	base $288	+0.5pp $265	+1.0pp $241

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-16
   status Active 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

2. 2026-04-16
   historical 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

3. 2026-02-12
   price $89,900 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

4. 2025-10-16
   status Active 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

5. 2025-10-08
   historical 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

6. 2025-09-25
   price $93,000 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

7. 2025-08-27
   price $95,000 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

8. 2025-07-17
   price $99,900 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

9. 2025-06-27
   listed $110,000 Active 602-char remark

   Show marketing remark (602 chars)

   Welcome to this 3-bedroom, 1-bath home offering a perfect blend of comfort and sustainability. This home features a durable metal roof and energy-saving solar panels to help lower utility costs. Step inside to find a spacious living area with a mix of hardwood and vinyl plank flooring, adding warmth and character. The kitchen is fully equipped, and all major appliances are included. Central heating and air ensure year round comfort. Enjoy outdoor living with a convenient covered deck, perfect for relaxing or entertaining. A storage shed provides additional space for tools, equipment, or hobbies.

10. 2018-06-14
    soldstatus $18,000
11. 2017-09-19
    historical
12. 2017-03-28
    listed $60,000 New Listing
13. 2004-04-27
    soldstatus $30,000
14. 1987-08-01
    soldstatus $13,000

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$229/yr (+$19/mo · 66.2%)

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

Taxation est. · year 1

• Rental income: $12,544
• − Mortgage interest: −$5,036
• − Property taxes: −$346
• − Insurance: −$450
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,615
• Taxable income: $2,091
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,955/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Marshall

• Score: 66/100
• State rank: #115
• US rank: #11273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, AR
• Population (ZIP): 4,462

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Native American 2%
• Common ancestry: Iranian 4% Romanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+591.5% since first listed

14 events — show timeline

• 2026-04-16 Relisted — NWARMLS
• 2026-04-16 Delisted — NWARMLS
• 2026-02-12 Price Changed $89,900 NWARMLS
• 2025-10-16 Relisted — NWARMLS
• 2025-10-08 Delisted — NWARMLS
• 2025-09-25 Price Changed $93,000 NWARMLS
• 2025-08-27 Price Changed $95,000 NWARMLS
• 2025-07-17 Price Changed $99,900 NWARMLS
• 2025-06-27 Listed $110,000 NWARMLS
• 2018-06-14 Sold (Public Records) $18,000 Public Records
• 2017-09-19 Listing Removed — CARMLS
• 2017-03-28 Listed $60,000 CARMLS
• 2004-04-27 Sold (Public Records) $30,000 Public Records
• 1987-08-01 Sold (Public Records) $13,000 Public Records

Property tax history

+167.9%/yr

Latest (2020): $346 · +1822.9% YoY. Source: county tax records.