2519 Goza St · Camden, AR 71701

$134,900

2 bd · 1.0 ba · 977 sqft · SingleFamily public records · 16 Days on market

Built 1945 0.32 ac lot $138/sqft · 82% above area

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• 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

A cute cottage on a well-maintained lot is what you get here at 2519 Goza Ave. inside is freshly updated in this to bed in one bath the backyard has a nice size 2 car Carport along with storage space connected with electrical.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1945

Property features AI

Finance

• Other: Lot approximately 50 x 140 (approx. 0.32 acre)

Exterior

• Parking: Carport for 2 cars
• Utilities: Septic; Public water; Municipal electric (Entergy); Natural gas
• Home design: Inside city limits
• Construction: Architectural shingle and rolled roofing; Crawl space foundation
• Exterior features: Metal/vinyl siding; Paved road access; Level lot

Interior

• Kitchen: Free‑standing stove; Gas range; Dishwasher; Refrigerator included
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Tile floors; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (10.6% below list).
• Recommended offer: $121k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 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 $933 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $93k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,574 (10.6% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.89% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (median comp): $81,249
• List price: $134,900
• Delta: 66.03%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
568 Jenkins St	0.05mi	2/1.0	896 (-8%)	12mo	$80,500	$90	73
453 Fairview Rd	0.31mi	2/1.0	1,104 (+13%)	2mo	$8,000	$7	62
2323 Dover St	0.29mi	2/1.0	1,120 (+15%)	5mo	$5,000	$4	58
580 Oxford	0.49mi	2/1.0	1,120 (+15%)	19mo	$111,000	$99	37
446 Hennessey St	0.61mi	3/1.0 (+1)	1,104 (+13%)	11mo	$76,000	$69	36

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-11,599
• Equity at exit: $20,114

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,921
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $162

Break-even live

Break-even rent $1,000

Max offer price $134,900

Occupancy floor 82%

Sensitivity live

Price	-10% $239	-5% $200	+0% $162	+5% $124	+10% $86
Rent	-10% $67	-5% $115	+0% $162	+5% $210	+10% $257
Rate	-1.0pp $230	-0.5pp $196	base $162	+0.5pp $127	+1.0pp $92

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   historical Take Backups 698-char remark
2. 2026-05-06
   listed $134,900 New Listing 698-char remark
3. 2024-07-01
   soldstatus $93,300
4. 2024-06-28
   soldstatus $93,300 Sold 226-char remark

   Show marketing remark (226 chars)

   A cute cottage on a well-maintained lot is what you get here at 2519 Goza Ave. inside is freshly updated in this to bed in one bath the backyard has a nice size 2 car Carport along with storage space connected with electrical.

5. 2024-05-17
   historical 226-char remark

   Show marketing remark (226 chars)

   A cute cottage on a well-maintained lot is what you get here at 2519 Goza Ave. inside is freshly updated in this to bed in one bath the backyard has a nice size 2 car Carport along with storage space connected with electrical.

6. 2024-05-15
   listed $99,000 226-char remark

   Show marketing remark (226 chars)

   A cute cottage on a well-maintained lot is what you get here at 2519 Goza Ave. inside is freshly updated in this to bed in one bath the backyard has a nice size 2 car Carport along with storage space connected with electrical.

7. 2020-08-18
   soldstatus $78,000
8. 2012-04-11
   soldstatus $28,000
9. 2006-04-13
   soldstatus $29,000

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$543/yr (+$45/mo · 169.4%)

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

Taxation est. · year 1

• Rental income: $14,469
• − Mortgage interest: −$7,556
• − Property taxes: −$320
• − Insurance: −$674
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,924
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,024/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

+365.2% since first listed

10 events — show timeline

• 2026-05-23 Pending — CARMLS
• 2026-05-12 Contingent — CARMLS
• 2026-05-06 Listed $134,900 CARMLS
• 2024-07-01 Sold (Public Records) $93,300 Public Records
• 2024-06-28 Sold (MLS) $93,300 CARMLS
• 2024-05-17 Listing Removed — CARMLS
• 2024-05-15 Listed $99,000 CARMLS
• 2020-08-18 Sold (Public Records) $78,000 Public Records
• 2012-04-11 Sold (Public Records) $28,000 Public Records
• 2006-04-13 Sold (Public Records) $29,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $320 · +0.0% YoY. Source: county tax records.