608 W Line St · Dyer, AR 72935

$170,000

4 bd · 3.0 ba · 2,437 sqft · SingleFamily public records · 31 Days on market

Built 1973 0.40 ac lot $70/sqft · 32% below area Est $251k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunities like this don’t come around often! Whether you’re an investor, flipper, or buyer ready to build instant equity, this property is your chance to act fast. With good bones and bathroom updates already started, much of the groundwork is in place—just bring your vision and finish it out. Offering 4 bedrooms, 3 bathrooms, and 2,437 sq ft on a corner lot, this home features a split floor plan with a huge primary suite. Original hardwood floors are ready to be restored, adding serious value and character. Enjoy a wood-burning insert, gas range, and refrigerator that conveys, plus a screened-in back porch, fenced backyard, and two storage buildings along with a 2 car garage.

Key facts

• Wood burning insert
• Split floor plan
• Primary suite

Tags

• CORNER LOT
• SPLIT FLOOR PLAN
• PRIMARY SUITE
• ORIGINAL HARDWOOD FLOORS
• WOOD BURNING INSERT
• SCREENED IN BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $8 ($99/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (21.2% below list).
• Recommended offer: $134k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#101 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, schools F, amenities F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $111k; list at $170k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $133,982 (21.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (median comp): $250,896
• List price: $170,000
• Delta: -32.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
947 Cemetery Rd	0.64mi	3/2.5 (-1)	2,350 (-4%)	11mo	$520,000	$221	48

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: 7.7%
• Equity multiple: 1.44×
• Total profit: $20,948
• Equity at exit: $76,439

10-year hold

• IRR: 10.3%
• Equity multiple: 2.55×
• Total profit: $73,785
• Equity at exit: $117,802

Cash invested: $47,600 (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 72935

• Active inventory: 3
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $8

Break-even live

Break-even rent $1,329

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $104	-5% $56	+0% $8	+5% $-40	+10% $-88
Rent	-10% $-98	-5% $-45	+0% $8	+5% $61	+10% $114
Rate	-1.0pp $94	-0.5pp $51	base $8	+0.5pp $-36	+1.0pp $-81

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Pending 707-char remark

   Show marketing remark (707 chars)

   Opportunities like this don’t come around often! Whether you’re an investor, flipper, or buyer ready to build instant equity, this property is your chance to act fast. With good bones and bathroom updates already started, much of the groundwork is in place—just bring your vision and finish it out. Offering 4 bedrooms, 3 bathrooms, and 2,437 sq ft on a corner lot, this home features a split floor plan with a huge primary suite. Original hardwood floors are ready to be restored, adding serious value and character. Enjoy a wood-burning insert, gas range, and refrigerator that conveys, plus a screened-in back porch, fenced backyard, and two storage buildings along with a 2 car garage.

2. 2026-05-12
   status Pending 707-char remark

   Show marketing remark (707 chars)

   Opportunities like this don’t come around often! Whether you’re an investor, flipper, or buyer ready to build instant equity, this property is your chance to act fast. With good bones and bathroom updates already started, much of the groundwork is in place—just bring your vision and finish it out. Offering 4 bedrooms, 3 bathrooms, and 2,437 sq ft on a corner lot, this home features a split floor plan with a huge primary suite. Original hardwood floors are ready to be restored, adding serious value and character. Enjoy a wood-burning insert, gas range, and refrigerator that conveys, plus a screened-in back porch, fenced backyard, and two storage buildings along with a 2 car garage.

3. 2026-04-13
   listed $170,000 Active 707-char remark

   Show marketing remark (707 chars)

   Opportunities like this don’t come around often! Whether you’re an investor, flipper, or buyer ready to build instant equity, this property is your chance to act fast. With good bones and bathroom updates already started, much of the groundwork is in place—just bring your vision and finish it out. Offering 4 bedrooms, 3 bathrooms, and 2,437 sq ft on a corner lot, this home features a split floor plan with a huge primary suite. Original hardwood floors are ready to be restored, adding serious value and character. Enjoy a wood-burning insert, gas range, and refrigerator that conveys, plus a screened-in back porch, fenced backyard, and two storage buildings along with a 2 car garage.

4. 2026-04-11
   listed $170,000 Active 707-char remark

   Show marketing remark (707 chars)

   Opportunities like this don’t come around often! Whether you’re an investor, flipper, or buyer ready to build instant equity, this property is your chance to act fast. With good bones and bathroom updates already started, much of the groundwork is in place—just bring your vision and finish it out. Offering 4 bedrooms, 3 bathrooms, and 2,437 sq ft on a corner lot, this home features a split floor plan with a huge primary suite. Original hardwood floors are ready to be restored, adding serious value and character. Enjoy a wood-burning insert, gas range, and refrigerator that conveys, plus a screened-in back porch, fenced backyard, and two storage buildings along with a 2 car garage.

5. 2025-11-18
   soldstatus $111,100
6. 2025-11-17
   soldstatus $111,100 Closed
7. 2025-10-15
   status Pending
8. 2025-10-15
   price $111,100
9. 2025-09-22
   listed $1 Active
10. 1999-07-29
    soldstatus $55,000
11. 1981-10-29
    soldstatus $113,636

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$33/yr (+$3/mo · 3.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,078
• − Mortgage interest: −$9,523
• − Property taxes: −$1,055
• − Insurance: −$850
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,945
• Taxable loss: −$2,867
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $787/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Dyer

• Score: 67/100
• State rank: #101
• US rank: #10563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dyer, AR
• City population: 487
• Population (ZIP): 487

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 16% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 12% Iranian 3% Scottish 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

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

+49.6% since first listed

11 events — show timeline

• 2026-05-12 Pending — WRVBOR
• 2026-05-12 Pending — NWARMLS
• 2026-04-13 Listed $170,000 NWARMLS
• 2026-04-11 Listed $170,000 WRVBOR
• 2025-11-18 Sold (Public Records) $111,100 Public Records
• 2025-11-17 Sold (MLS) $111,100 WRVBOR
• 2025-10-15 Pending — WRVBOR
• 2025-10-15 Price Changed $111,100 WRVBOR
• 2025-09-22 Listed $1 WRVBOR
• 1999-07-29 Sold (Public Records) $55,000 Public Records
• 1981-10-29 Sold (Public Records) $113,636 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,055 · -2.7% YoY. Source: county tax records.