585 N Royal Ave · Piggott, AR 72454

$45,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 64 Days on market

7,840 sqft lot $48/sqft · 30% below area Est $65k · 30% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located at 585 N. Royal Ave in Piggott, AR, this 2-bedroom, 1-bath home offers 938 square feet on a 0.18-acre lot. This property has already been partially gutted, with some repairs completed, making it a great head start for your next renovation project. Perfect for investors or buyers looking to customize a home to their own style, you can step in and finish it to your vision. Don't miss your chance to turn this property into a profitable investment or a cozy home!

Key facts

• Repairs completed
• Detached
• 7,840 sq ft lot

Tags

• REPAIRS COMPLETED
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($695 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.4% in Piggott — 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 70/100 on livability (#50 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Piggott School District (town): math 32% / reading 28% proficiency, ranked #157 of 238 in AR (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $64,704
• List price: $45,000
• Delta: -30.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
763 W Court St	0.53mi	2/1.0	956 (+2%)	7mo	$24,000	$25	66
645 E Jackson St	0.34mi	2/1.0	1,040 (+11%)	0mo	$72,000	$69	66
513 E Jackson	0.28mi	2/1.0	920 (-2%)	23mo	$64,000	$70	65
456 W Cherry St	0.33mi	3/1.0 (+1)	889 (-5%)	11mo	$71,000	$80	62
165 E Poplar St	0.45mi	2/1.0	864 (-8%)	7mo	$113,000	$131	60
458 Valarie Ln	0.63mi	3/1.0 (+1)	984 (+5%)	2mo	$55,000	$56	56
262 E Davis St	0.55mi	2/1.0	820 (-13%)	20mo	$21,500	$26	36
663 Circle Dr	0.73mi	2/1.0	800 (-15%)	16mo	$51,000	$64	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 4.32×
• Total profit: $41,821
• Equity at exit: $40,540

10-year hold

• IRR: 37.9%
• Equity multiple: 9.69×
• Total profit: $109,513
• Equity at exit: $87,425

Cash invested: $12,600 (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 72454

• Home prices YoY: 3.4%
• Active inventory: 71
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $272

Break-even live

Break-even rent $351

Max offer price $45,000

Occupancy floor 56%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
473 S Thornton Ave Piggott, AR	1.0	1.0	757	$695	$0.92	44d	1	0.52mi

Listing history 21 events

1. 2026-06-19
   days on market $45,000 Active 64 DOM
2. 2026-06-18
   days on market $45,000 Active 63 DOM
3. 2026-06-17
   days on market $45,000 Active 62 DOM
4. 2026-06-16
   days on market $45,000 Active 61 DOM
5. 2026-06-15
   days on market $45,000 Active 60 DOM
6. 2026-06-14
   days on market $45,000 Active 58 DOM
7. 2026-06-12
   days on market $45,000 Active 57 DOM
8. 2026-06-09
   days on market $45,000 Active 54 DOM
9. 2026-06-08
   days on market $45,000 Active 53 DOM
10. 2026-06-07
    days on market $45,000 Active 52 DOM
11. 2026-06-05
    days on market $45,000 Active 50 DOM
12. 2026-06-04
    days on market $45,000 Active 48 DOM
13. 2026-06-02
    days on market $45,000 Active 47 DOM
14. 2026-06-01
    days on market $45,000 Active 46 DOM
15. 2026-05-31
    days on market $45,000 Active 45 DOM
16. 2026-05-31
    days on market $45,000 Active 44 DOM
17. 2026-04-16
    listed $45,000 Active 472-char remark

    Show marketing remark (477 chars)

    Located at 585 N. Royal Ave in Piggott, AR, this 2-bedroom, 1-bath home offers 938 square feet on a 0.18-acre lot. This property has already been partially gutted, with some repairs completed, making it a great head start for your next renovation project. Perfect for investors or buyers looking to customize a home to their own style, you can step in and finish it to your vision. Don’t miss your chance to turn this property into a profitable investment or a cozy home!

18. 2026-04-16
    listed $45,000 New Listing 477-char remark

    Show marketing remark (477 chars)

    Located at 585 N. Royal Ave in Piggott, AR, this 2-bedroom, 1-bath home offers 938 square feet on a 0.18-acre lot. This property has already been partially gutted, with some repairs completed, making it a great head start for your next renovation project. Perfect for investors or buyers looking to customize a home to their own style, you can step in and finish it to your vision. Don’t miss your chance to turn this property into a profitable investment or a cozy home!

19. 2024-08-08
    soldstatus $42,000
20. 2015-02-15
    soldstatus $28,000
21. 1987-03-23
    soldstatus $8,000

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $288 · $24/mo
• Expected delta: +$20/yr (+$2/mo · 7.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $8,340
• − Mortgage interest: −$2,521
• − Property taxes: −$268
• − Insurance: −$225
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$1,309
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $2,620/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: Piggott School District
• NCES district ID: 0511370
• Math proficiency: 32% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,336
• Composite: 24.63/100
• National rank: #7628
• State rank: #157 of 238 in AR

Livability — Piggott

• Score: 70/100
• State rank: #50
• US rank: #7358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piggott, AR
• Population (ZIP): 4,699

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.57%
• Current HPI: 355.7877
• 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

+462.5% since first listed

5 events — show timeline

• 2026-04-16 Listed $45,000 NEABOR MLS
• 2026-04-16 Listed $45,000 CARMLS
• 2024-08-08 Sold (Public Records) $42,000 Public Records
• 2015-02-15 Sold (Public Records) $28,000 Public Records
• 1987-03-23 Sold (Public Records) $8,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $268 · +0.0% YoY. Source: county tax records.