890 E 5th St · Booneville, AR 72927

$148,000

2 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 10 Days on market

0.30 ac lot $122/sqft · 8% below area Est $162k · 8% 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).

• ARV discount +11.3/15.0
• Cash flow +10.1/30.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

2 bed 1 1/2 bath home in great shape on corner lot, close to schools, with attached carport. Covered deck in chain link fenced backyard, covered gazebo, nice concrete patio, greenhouse, & storage building. Bonus room off of laundry could serve as office or 3rd bedroom. Several recent updates including new metal roof, new HVAC, & new vinyl plank flooring all in 2019.

Key facts

• Covered deck
• Covered gazebo
• Attached carport

Tags

• CORNER LOT
• ATTACHED CARPORT
• COVERED DECK
• CHAIN LINK FENCED BACKYARD
• COVERED GAZEBO
• CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (30.9% below list).
• Recommended offer: $102k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Booneville — 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 72/100 on livability (#34 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, crime D-, amenities F.
• Booneville School District (town): math 33% / reading 33% proficiency, ranked #133 of 238 in AR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $148k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,342 (30.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.69% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $161,601
• List price: $148,000
• Delta: -7.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 E Main St	0.06mi	3/2.0 (+1)	1,258 (+4%)	10mo	$165,900	$132	74
681 N Pine Ave	0.15mi	3/1.0 (+1)	1,124 (-7%)	9mo	$110,000	$98	69
1110 Eastwood Dr	0.21mi	3/1.5 (+1)	1,134 (-6%)	15mo	$146,500	$129	60
1176 Eastwood Dr	0.36mi	3/2.0 (+1)	1,321 (+9%)	0mo	$184,000	$139	59
811 E 5th St	0.06mi	3/2.0 (+1)	1,376 (+14%)	20mo	$172,000	$125	48
664 Broadway Ave	0.65mi	3/2.0 (+1)	1,260 (+4%)	10mo	$171,000	$136	45
1004 Cedar St	0.40mi	3/1.0 (+1)	1,032 (-15%)	11mo	$75,000	$73	43
143 E 2nd St	0.60mi	2/1.0	1,092 (-10%)	22mo	$75,000	$69	37

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-29,649
• Equity at exit: $22,067

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-33,288
• Equity at exit: $12,796

Cash invested: $41,440 (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 72927

• Home prices YoY: -2.1%
• Active inventory: 79
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-88

Break-even live

Break-even rent $1,135

Max offer price $132,454

Occupancy floor —

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $148,000 Active 10 DOM
2. 2026-06-18
   days on market $148,000 Active 9 DOM
3. 2026-06-17
   days on market $148,000 Active 8 DOM
4. 2026-06-16
   days on market $148,000 Active 7 DOM
5. 2026-06-15
   days on market $148,000 Active 6 DOM
6. 2026-06-14
   days on market $148,000 Active 4 DOM
7. 2026-06-12
   days on market $148,000 Active 3 DOM
8. 2026-06-09
   pricedays on marketlisting id $148,000 Active 1 DOM
9. 2026-01-16
   price $150,000 378-char remark

   Show marketing remark (378 chars)

   2 bed 1 1/2 bath home in great shape on corner lot, close to schools, with attached carport. Covered deck in chain link fenced backyard, covered gazebo, nice concrete patio, greenhouse, & storage building. Bonus room off of laundry could serve as office or 3rd bedroom. Several recent updates including new metal roof, new HVAC, & new vinyl plank flooring all in 2019.

10. 2025-09-28
    listed $160,000 Active 378-char remark

    Show marketing remark (378 chars)

    2 bed 1 1/2 bath home in great shape on corner lot, close to schools, with attached carport. Covered deck in chain link fenced backyard, covered gazebo, nice concrete patio, greenhouse, & storage building. Bonus room off of laundry could serve as office or 3rd bedroom. Several recent updates including new metal roof, new HVAC, & new vinyl plank flooring all in 2019.

11. 2021-11-19
    soldstatus $60,000
12. 2003-08-19
    soldstatus $49,000

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$243/yr (+$20/mo · 34.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥114°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,281
• − Mortgage interest: −$8,290
• − Property taxes: −$705
• − Insurance: −$740
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$4,305
• Taxable loss: −$3,724
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $-162/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: Booneville School District
• NCES district ID: 0503450
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $36,171
• Composite: 27.37/100
• National rank: #6977
• State rank: #133 of 238 in AR

Livability — Booneville

• Score: 72/100
• State rank: #34
• US rank: #6310

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: Booneville, AR
• Population (ZIP): 8,314

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.71%
• Current HPI: 221.23
• 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

+206.1% since first listed

4 events — show timeline

• 2026-01-16 Price Changed $150,000 WRVBOR
• 2025-09-28 Listed $160,000 WRVBOR
• 2021-11-19 Sold (Public Records) $60,000 Public Records
• 2003-08-19 Sold (Public Records) $49,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $705 · +400.9% YoY. Source: county tax records.