1010 College St · Marvell, AR 72366

$45,900

2 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 10 Days on market

Built 1970 0.35 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Great investment property! Sitting on 2 city lots in the heart of Marvell. Large shaded back yard. New roof in 2024, updated fans, lighting and gas heaters in 2023. Check this one out and make it yours today! Property is sold AS-IS.

Key facts

• Shaded back yard
• Updated gas heaters
• Updated fans

Tags

• SHADED BACK YARD
• NEW ROOF
• UPDATED FANS
• UPDATED LIGHTING
• UPDATED GAS HEATERS
• DETACHED

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Inside city limits
• Construction: Metal/vinyl siding; Crawl space foundation; Architectural shingle roof
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Bedrooms: Great room; Office/Study
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bath
• Heating & cooling: Window AC units; Gas space heater
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Ceiling fans
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $46k).

Location & tenants

• Location reads 61/100 on livability (#237 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Marvell School District (rural): math 14% / reading 12% proficiency, ranked #243 of 245 in AR (top 99%) — 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.
• Zoned schools: Marvell Primary School (math 8% / reading 8%, grade F, #440 of 454 statewide, top 98%, 204 students, 100% FRL); Marvell High School (math 2% / reading 8%, grade F, #287 of 292 statewide, top 100%, 127 students, 100% FRL).
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($317 loan paydown + $768 appreciation (1.7% local appreciation)).
• Phillips County population projected at -45% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $2k; list at $46k implies a 2960% gain — meaningful room to come down on a strong offer.

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 $45,900

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: 1.98% ✓
• Cap rate: 17.77%
• Cash-on-cash: 41.01%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 3.36×
• Total profit: $30,350
• Equity at exit: $17,297

10-year hold

• IRR: 45.6%
• Equity multiple: 6.68×
• Total profit: $72,966
• Equity at exit: $24,303

Cash invested: $12,852 (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 72366

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $439

Break-even live

Break-even rent $354

Max offer price $45,900

Occupancy floor 47%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $45,900 Active 10 DOM
2. 2026-06-18
   days on market $45,900 Active 9 DOM
3. 2026-06-17
   days on market $45,900 Active 8 DOM
4. 2026-06-16
   statusdays on market $45,900 Active 7 DOM
5. 2026-06-15
   days on market $45,900 New Listing 6 DOM
6. 2026-06-14
   days on market $45,900 New Listing 4 DOM
7. 2026-06-12
   remarks 235-char remark
8. 2026-06-12
   listed $45,900 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.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $242 · $20/mo
• Projected year-2 tax: $294 · $24/mo
• Expected delta: +$52/yr (+$4/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $10,923
• − Mortgage interest: −$2,571
• − Property taxes: −$242
• − Insurance: −$230
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$1,335
• Taxable income: $4,798
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,118/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: Marvell School District
• NCES district ID: 0509510
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 12% ▼ -3.00%
• Median HH income: $30,534
• Composite: 13.79/100
• National rank: #14475
• State rank: #243 of 245 in AR

Livability — Marvell

• Score: 61/100
• State rank: #237
• US rank: #17737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marvell, AR
• Population (ZIP): 1,637

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 15,786 people
• By 2030: 14,028 · -11.1%
• By 2040: 11,019 · -30.2%
• By 2050: 8,684 · -45.0%
• By 2075: 5,074 · -67.9%
• By 2100: 3,053 · -80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 37% Two or more races 9% Hispanic / Latino 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Phillips

• 2024 margin: D (+13.3) · D 55.8% · R 42.5% · Other 1.7%
• 2008→2024 swing: -15.7pp toward R · 2008: 29.0pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+19.3 2016: D+26.8 2012: D+32.8 2008: D+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 94.2121
• 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

+2960.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $45,900 CARMLS
• 1993-03-31 Sold (Public Records) $1,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $242 · +3.2% YoY. Source: county tax records.