6 Holly St · Fordyce, AR 71742

$74,900

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 57 Days on market

Built 1993 0.28 ac lot Est $72k · at est. ↓ 16% since listing

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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
• Appreciation +7.1/10.0
• ARV discount +5.6/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This home right here has been well cared for. Located in Fordyce on a great street and close to town. Owner has moved on and is very motivated to sell this 3-bedroom 2-bathroom single family home. Walk in the front door to see a great room with beautiful vaulted ceilings with loads of character. This home offers 1409 square feet with an open floor plan. The kitchen is nice an open an has room to even put in an island or table. The stove, refrigerator, and dishwasher will also convey with this home! The Master bedroom is large and has a great walk-in closet, along with an attached bathroom. Neutral colors abound the additional bedroom. The home was built in 1993 and feels very modern with the garage on the front of the house for convenience. If you are in the market to but this is a must see! Call any of our agents at Coldwell Banker Thompson Realty at 870-837-1400 or 870-818-6083 to speak with Teresia. Lot size, year built, and square footage taken from courthouse records.

Key facts

• Deck on the rear
• Living dining combo
• Vaulted ceilings

Tags

• LIVING DINING COMBO
• VAULTED CEILINGS
• DECK ON THE REAR
• DETACHED

Property features AI

Finance

• Financial info: Cash or other financing (see remarks) available

Exterior

• Parking: Attached garage for 2 cars; Additional parking (see remarks)
• Utilities: Utilities: other (see remarks)
• Home design: Brick and frame combination exterior; Located inside city limits
• Construction: Composition roof; Slab foundation
• Exterior features: Deck; Paved road access; Level lot

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl; Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#313 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Fordyce School District (town): math 19% / reading 27% proficiency, ranked #203 of 238 in AR (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.2% local appreciation)).
• Dallas County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.55% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.66%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $71,859
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Holly St	0.00mi	3/2.0	1,409 (0%)	1mo	$72,000	$51	100

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.96×
• Total profit: $41,127
• Equity at exit: $38,627

10-year hold

• IRR: 32.1%
• Equity multiple: 5.89×
• Total profit: $102,477
• Equity at exit: $63,703

Cash invested: $20,972 (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 71742

• Home prices YoY: 4.4%
• Active inventory: 21
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $431

Break-even live

Break-even rent $618

Max offer price $74,900

Occupancy floor 58%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Under Contract
2. 2026-04-14
   price $74,900
3. 2026-04-01
   price $93,500
4. 2026-02-25
   listed $110,000 New Listing
5. 2021-04-05
   soldstatus $89,000
6. 2021-03-31
   soldstatus $89,000 987-char remark

   Show marketing remark (987 chars)

   This home right here has been well cared for. Located in Fordyce on a great street and close to town. Owner has moved on and is very motivated to sell this 3-bedroom 2-bathroom single family home. Walk in the front door to see a great room with beautiful vaulted ceilings with loads of character. This home offers 1409 square feet with an open floor plan. The kitchen is nice an open an has room to even put in an island or table. The stove, refrigerator, and dishwasher will also convey with this home! The Master bedroom is large and has a great walk-in closet, along with an attached bathroom. Neutral colors abound the additional bedroom. The home was built in 1993 and feels very modern with the garage on the front of the house for convenience. If you are in the market to but this is a must see! Call any of our agents at Coldwell Banker Thompson Realty at 870-837-1400 or 870-818-6083 to speak with Teresia. Lot size, year built, and square footage taken from courthouse records.

7. 2021-01-21
   listed $89,000 987-char remark

   Show marketing remark (987 chars)

   This home right here has been well cared for. Located in Fordyce on a great street and close to town. Owner has moved on and is very motivated to sell this 3-bedroom 2-bathroom single family home. Walk in the front door to see a great room with beautiful vaulted ceilings with loads of character. This home offers 1409 square feet with an open floor plan. The kitchen is nice an open an has room to even put in an island or table. The stove, refrigerator, and dishwasher will also convey with this home! The Master bedroom is large and has a great walk-in closet, along with an attached bathroom. Neutral colors abound the additional bedroom. The home was built in 1993 and feels very modern with the garage on the front of the house for convenience. If you are in the market to but this is a must see! Call any of our agents at Coldwell Banker Thompson Realty at 870-837-1400 or 870-818-6083 to speak with Teresia. Lot size, year built, and square footage taken from courthouse records.

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $13,966
• − Mortgage interest: −$4,196
• − Property taxes: −$773
• − Insurance: −$374
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,179
• Taxable income: $4,210
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $4,162/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: Fordyce School District
• NCES district ID: 0506210
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $32,339
• Composite: 18.68/100
• National rank: #8884
• State rank: #203 of 238 in AR

Livability — Fordyce

• Score: 58/100
• State rank: #313
• US rank: #20808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fordyce, AR
• Population (ZIP): 4,424

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 6,895 people
• By 2030: 6,470 · -6.2%
• By 2040: 5,655 · -18.0%
• By 2050: 5,012 · -27.3%
• By 2075: 4,179 · -39.4%
• By 2100: 3,906 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong R (+29.4) · D 34.3% · R 63.8% · Other 1.9%
• 2008→2024 swing: -20.8pp toward R · 2008: -8.6pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+23.0 2016: R+12.5 2012: R+10.6 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 98.2933
• 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

-15.8% since first listed

7 events — show timeline

• 2026-04-24 Pending — CARMLS
• 2026-04-14 Price Changed $74,900 CARMLS
• 2026-04-01 Price Changed $93,500 CARMLS
• 2026-02-25 Listed $110,000 CARMLS
• 2021-04-05 Sold (Public Records) $89,000 Public Records
• 2021-03-31 Sold (MLS) $89,000 CARMLS
• 2021-01-21 Listed $89,000 CARMLS

Property tax history

+12.1%/yr

Latest (2025): $773 · +9.1% YoY. Source: county tax records.