194 Ouachita 54 · Camden, AR 71701

$41,600

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 53 Days on market

Built 1954 1.00 ac lot ↓ 16% since listing

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Very nice opportunity to buy a home with an upside, on one acre and lots of appeal. 3/2 with basement. Large handicap accessible shower. Will need some repairs. Fixer upper? Check it out! RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 1 acre lot
• Built 1954
• Listed 52 days

Property features AI

Exterior

• Utilities: Public water; Septic system
• Home design: Single-family property (see remarks for details); Approx. 1,752 total living area (per appraisal); Facing direction not specified
• Construction: Composition roof; Other foundation (see remarks)
• Exterior features: Brick exterior; Paved road access; Lot described as other (see remarks); Approximately 1 acre lot

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central cooling (electric)
• Interior features: Formal living room; Unfinished basement; Other flooring (see remarks); Central cooling (electric); Central heat (electric)

🔨 Auction listing. The $41,600 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $182,332 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $40k (3.0% below list) — sets the bar for market timing.

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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 6.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,352 (3.0% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $182,332
• List price: $41,600
• Delta: -77.18%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-40,810
• Equity at exit: $27,186

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-49,983
• Equity at exit: $15,765

Cash invested: $51,053 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$956
• Tax est. 1.5%: −$228 /mo · $2,735/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-177

Break-even live

Break-even rent $1,595

Max offer price $156,694

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: $45,583
• Closing costs: $5,470
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-16
   days on market $41,600 Active 53 DOM
2. 2026-06-15
   days on market $41,600 Active 52 DOM
3. 2026-06-14
   days on market $41,600 Active 50 DOM
4. 2026-06-12
   statusdays on market $41,600 Active 49 DOM
5. 2026-06-09
   days on market $41,600 Price Change 46 DOM
6. 2026-06-08
   days on market $41,600 Price Change 45 DOM
7. 2026-06-07
   pricestatusdays on market $41,600 Price Change 44 DOM
8. 2026-06-05
   days on market $45,700 Active 42 DOM
9. 2026-06-04
   days on market $45,700 Active 40 DOM
10. 2026-06-02
    days on market $45,700 Active 39 DOM
11. 2026-06-01
    days on market $45,700 Active 38 DOM
12. 2026-05-31
    days on market $45,700 Active 37 DOM
13. 2026-05-31
    days on market $45,700 Active 36 DOM
14. 2026-04-24
    listed $49,700 New Listing 445-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 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: $16,449
• − Mortgage interest: −$10,213
• − Property taxes: −$2,735
• − Insurance: −$912
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$5,304
• Taxable loss: −$5,347
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-843/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

• 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

-16.3% since first listed

4 events — show timeline

• 2026-06-16 Listing Removed — CARMLS
• 2026-06-06 Price Changed $41,600 CARMLS
• 2026-05-21 Price Changed $45,700 CARMLS
• 2026-04-24 Listed $49,700 CARMLS

Property tax history

+2.2%/yr

Latest (2025): $34 · +0.0% YoY. Source: county tax records.