1069 Elm St · Camden, AR 71701

$32,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 383 Days on market

Built 1951 0.27 ac lot $36/sqft · 33% below area Est $48k · 33% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a wonderful investment property or would make a great starter home. Close to shopping & restaurants. Square footage, lot size, and acreage is taken from courthouse records.

Key facts

• 0.27 acre lot
• Built 1951
• Listed 383 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.5% vs local median 4.9% in Camden — 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 57/100 on livability (#364 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Camden Fairview School District (town): math 9% / reading 15% proficiency, ranked #229 of 238 in AR (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Ouachita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 of value loss. Plan a longer hold.
• Ouachita County population projected at -33% 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 383 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $32k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 383 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 1951 — 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 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?
6. Crime grade is F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.38% ✓
• Cap rate: 40.49%
• Cash-on-cash: 122.12%
• DSCR: 6.43
• GRM: 1.9

CMA / ARV

• ARV (median comp): $47,723
• List price: $32,000
• Delta: -32.95%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.90×
• Total profit: $52,896
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 14.49×
• Total profit: $120,862
• Equity at exit: $2,767

Cash invested: $8,960 (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 71701

• Home prices YoY: -20.5%
• Active inventory: 131
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$13 /mo · $156/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $912

Break-even live

Break-even rent $246

Max offer price $32,000

Occupancy floor 30%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Madison Ave NE Camden, AR	1.0	1.0	650	$1,400	$2.15	44d	1	1.30mi

Listing history 16 events

1. 2026-06-09
   statusdays on market $32,000 Under Contract 383 DOM
2. 2026-06-08
   days on market $32,000 Active 382 DOM
3. 2026-06-07
   days on market $32,000 Active 381 DOM
4. 2026-06-05
   days on market $32,000 Active 379 DOM
5. 2026-06-04
   days on market $32,000 Active 377 DOM
6. 2026-06-02
   days on market $32,000 Active 376 DOM
7. 2026-06-01
   days on market $32,000 Active 375 DOM
8. 2026-05-31
   days on market $32,000 Active 374 DOM
9. 2026-05-31
   days on market $32,000 Active 373 DOM
10. 2026-05-20
    price $32,000 195-char remark

    Show marketing remark (195 chars)

    This property is a wonderful investment property or would make a great starter home. Close to shopping & restaurants. Square footage, lot size, and acreage is taken from courthouse records.

11. 2025-07-01
    price $38,000 195-char remark

    Show marketing remark (195 chars)

    This property is a wonderful investment property or would make a great starter home. Close to shopping & restaurants. Square footage, lot size, and acreage is taken from courthouse records.

12. 2025-05-22
    listed $42,000 New Listing 195-char remark

    Show marketing remark (195 chars)

    This property is a wonderful investment property or would make a great starter home. Close to shopping & restaurants. Square footage, lot size, and acreage is taken from courthouse records.

13. 2019-03-31
    historical
14. 2019-03-18
    soldstatus $13,000
15. 2018-10-09
    listed $15,000
16. 2018-09-12
    soldstatus $24,000

ⓘ 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: $156 · $13/mo
• Projected year-2 tax: $205 · $17/mo
• Expected delta: +$49/yr (+$4/mo · 31.3%)

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

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$1,792
• − Property taxes: −$156
• − Insurance: −$160
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$931
• Taxable income: $11,073
• Est. tax owed @ 24.0%: −$2,657
• After-tax cash flow: $8,285/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: Camden Fairview School District
• NCES district ID: 0506060
• Math proficiency: 9% ▼ -16.00%
• Reading proficiency: 15% ▼ -12.00%
• Median HH income: $30,854
• Composite: 9.43/100
• National rank: #9853
• State rank: #229 of 238 in AR

Livability — Camden

• Score: 57/100
• State rank: #364
• US rank: #22245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, AR
• City population: 17,883
• Population (ZIP): 17,883

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 19,947 · -7.2%
• By 2040: 16,990 · -20.9%
• By 2050: 14,431 · -32.8%
• By 2075: 10,003 · -53.4%
• By 2100: 7,418 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 39% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Ouachita

• 2024 margin: R (+19.1) · D 39.5% · R 58.6% · Other 1.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -10.9pp · 2024: -19.1pp
• All cycles: 2024: R+19.1 2020: R+13.5 2016: R+10.4 2012: R+8.6 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.10%
• Current HPI: 171.0106
• 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

+33.3% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $32,000 CARMLS
• 2025-07-01 Price Changed $38,000 CARMLS
• 2025-05-22 Listed $42,000 CARMLS
• 2019-03-31 Listing Removed — CARMLS
• 2019-03-18 Sold (Public Records) $13,000 Public Records
• 2018-10-09 Listed $15,000 CARMLS
• 2018-09-12 Sold (Public Records) $24,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $156 · -1.3% YoY. Source: county tax records.