3416 W Highway 274 · Hampton, AR 71744

$43,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 63 Days on market

Built 1997 0.99 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 +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom ranch-style home sits on nearly 1 acre in Hampton, AR. Built in 1997, this 1,092 sq ft home features hardwood and vinyl flooring, central heat and air, and a one-car carport. The property includes two detached storage buildings. Located in the Hampton School District, just 10 minutes from Hampton and 15 minutes from Highland Industrial Park. Some remodeling started great opportunity for investors or buyers wanting to add value. Call today!

Key facts

• 0.99 acre lot
• Built 1997
• Listed 62 days

Tags

• DETACHED STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#87 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, crime D-.
• Hampton School District (rural): math 20% / reading 25% proficiency, ranked #205 of 238 in AR (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $1k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -20% 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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?
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: 2.39% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.19%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.3%
• Equity multiple: 4.15×
• Total profit: $37,909
• Equity at exit: $19,335

10-year hold

• IRR: 55.9%
• Equity multiple: 8.40×
• Total profit: $89,134
• Equity at exit: $29,797

Cash invested: $12,040 (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 71744

• Active inventory: 15
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $514

Break-even live

Break-even rent $376

Max offer price $43,000

Occupancy floor 45%

Sensitivity live

Price	-10% $543	-5% $528	+0% $514	+5% $499	+10% $484
Rent	-10% $433	-5% $473	+0% $514	+5% $554	+10% $595
Rate	-1.0pp $535	-0.5pp $525	base $514	+0.5pp $502	+1.0pp $491

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $43,000 Active 63 DOM
2. 2026-06-18
   days on market $43,000 Active 62 DOM
3. 2026-06-17
   days on market $43,000 Active 61 DOM
4. 2026-06-16
   days on market $43,000 Active 60 DOM
5. 2026-06-15
   days on market $43,000 Active 59 DOM
6. 2026-06-14
   days on market $43,000 Active 57 DOM
7. 2026-06-12
   days on market $43,000 Active 56 DOM
8. 2026-06-09
   days on market $43,000 Active 53 DOM
9. 2026-06-08
   days on market $43,000 Active 52 DOM
10. 2026-06-07
    statusdays on market $43,000 Active 51 DOM
11. 2026-06-05
    days on market $43,000 Price Change 49 DOM
12. 2026-06-04
    days on market $43,000 Price Change 47 DOM
13. 2026-06-02
    days on market $43,000 Price Change 46 DOM
14. 2026-06-01
    days on market $43,000 Price Change 45 DOM
15. 2026-05-31
    days on market $43,000 Price Change 44 DOM
16. 2026-05-31
    pricestatusdays on market $43,000 Price Change 43 DOM
17. 2026-04-17
    listed $69,900 New Listing 470-char remark

    Show marketing remark (470 chars)

    This 3-bedroom, 2-bathroom ranch-style home sits on nearly 1 acre in Hampton, AR. Built in 1997, this 1,092 sq ft home features hardwood and vinyl flooring, central heat and air, and a one-car carport. The property includes two detached storage buildings. Located in the Hampton School District, just 10 minutes from Hampton and 15 minutes from Highland Industrial Park. Some remodeling started great opportunity for investors or buyers wanting to add value. Call today!

18. 1999-06-15
    soldstatus $33,000

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,316
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,251
• Taxable income: $5,826
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $4,765/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: Hampton School District
• NCES district ID: 0507230
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $35,288
• Composite: 18.57/100
• National rank: #8909
• State rank: #205 of 238 in AR

Livability — Hampton

• Score: 68/100
• State rank: #87
• US rank: #9720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,961

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,921 people
• By 2030: 4,726 · -4.0%
• By 2040: 4,314 · -12.3%
• By 2050: 3,912 · -20.5%
• By 2075: 3,300 · -32.9%
• By 2100: 2,891 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+61.9) · D 18.1% · R 80.0% · Other 1.9%
• 2008→2024 swing: -27.1pp toward R · 2008: -34.8pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+53.0 2016: R+40.8 2012: R+36.7 2008: R+34.8

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

+111.8% since first listed

2 events — show timeline

• 2026-04-17 Listed $69,900 CARMLS
• 1999-06-15 Sold (Public Records) $33,000 Public Records

Property tax history

-17.9%/yr

Latest (2023): $46 · +0.0% YoY. Source: county tax records.