2702 Burchwood Dr · Salem, AR 72019

$89,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 10 Days on market

Built 1971 0.37 ac lot Est $175k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home with huge fenced back yard within walking distance of Salem Elem. School. Roof replaced 2017. Refrigerator, washer & dryer convey. Home may qualify for Rural Development Loan with Zero Down 100% Financing! This cute home sits on a large corner lot! See agent remarks

Key facts

• Proximity to dining
• Existing layout
• 0.37 acre lot

Tags

• MAJOR RENOVATION PROJECT
• CONVENIENT COMMUTER ACCESS
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• ACCESS TO INTERSTATE 30
• EXISTING LAYOUT

Property features AI

Exterior

• Parking: Carport (1 car)
• Utilities: Public sewer; Public water; Electric (co-op); Natural gas
• Home design: Frame construction; Composition roof
• Construction: Frame exterior; Slab foundation; Composition roof
• Exterior features: Patio; Paved road access; Level corner lot

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator stays
• Flooring: Vinyl; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Central cooling
• Interior features: Vinyl and laminate flooring; Other room (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.0% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem Elementary School (math 56% / reading 41%, grade D, #109 of 454 statewide, top 25%, 479 students, 46% FRL); Bethel Middle School (math 62% / reading 58%, grade B, #11 of 201 statewide, top 5%, 709 students, 43% FRL); Bryant High School (math 32% / reading 50%, grade F, #43 of 292 statewide, top 15%, 2,199 students, 47% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 237 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1971 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.70% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $174,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 Burchwood Dr	0.04mi	3/1.5	1,148 (-3%)	8mo	$150,000	$131	83
2696 Lakeside Dr Dr	0.09mi	4/1.5 (+1)	1,280 (+8%)	1mo	$158,000	$123	75
5883 Edgewood Dr	0.12mi	3/1.5	1,125 (-5%)	12mo	$178,000	$158	73
2601 Lakeside Dr	0.15mi	3/2.0	1,300 (+9%)	6mo	$195,000	$150	68
2702 Indian Hills Rd	0.17mi	3/2.0	1,280 (+8%)	9mo	$190,000	$148	68
6707 Grayson	0.38mi	3/2.0	1,239 (+4%)	13mo	$191,500	$155	60
2875 Lakeland	0.12mi	4/1.0 (+1)	1,325 (+12%)	13mo	$188,500	$142	60
2816 Burchwood Dr	0.11mi	2/2.0 (-1)	1,312 (+10%)	15mo	$175,000	$133	56
6707 Kimberly Dr	0.45mi	3/1.5	1,092 (-8%)	22mo	$160,000	$147	45
6690 Garvin Dr	0.58mi	3/2.0	1,248 (+5%)	21mo	$165,000	$132	43
6505 Rolla Rd	0.54mi	3/2.0	1,323 (+11%)	12mo	$229,000	$173	42
3625 Scott Salem Rd	0.63mi	2/1.0 (-1)	1,076 (-9%)	21mo	$149,900	$139	32

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.17×
• Total profit: $29,374
• Equity at exit: $13,404

10-year hold

• IRR: 35.9%
• Equity multiple: 4.54×
• Total profit: $89,144
• Equity at exit: $7,773

Cash invested: $25,172 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 237
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $653

Break-even live

Break-even rent $701

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $704	-5% $678	+0% $653	+5% $627	+10% $602
Rent	-10% $532	-5% $592	+0% $653	+5% $713	+10% $773
Rate	-1.0pp $698	-0.5pp $676	base $653	+0.5pp $629	+1.0pp $606

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Arkansas 5 Benton, AR	1.0–2.0	1.0–2.0	752	$915	$1.22	15d	1	0.94mi
2600 Longhills Rd E Benton, AR	1.0–2.0	1.0–2.0	818	$1,255	$1.53	15d	1	1.29mi

Listing history 10 events

1. 2026-06-16
   status $89,900 Under Contract 10 DOM
2. 2026-06-13
   statusdays on market $89,900 Pending (FC, SS, REO) 10 DOM
3. 2026-06-10
   days on market $89,900 Active 9 DOM
4. 2026-06-09
   days on market $89,900 Active 8 DOM
5. 2026-06-08
   statusdays on market $89,900 Active 7 DOM
6. 2026-06-07
   days on market $89,900 New Listing 6 DOM
7. 2026-06-05
   days on market $89,900 New Listing 3 DOM
8. 2026-06-03
   days on market $89,900 New Listing 2 DOM
9. 2026-06-01
   remarks 699-char remark
10. 2026-06-01
    listed $89,900 New Listing 1 DOM

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$32/yr (+$3/mo · 5.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,333
• − Mortgage interest: −$5,036
• − Property taxes: −$543
• − Insurance: −$450
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$2,615
• Taxable income: $6,756
• Est. tax owed @ 24.0%: −$1,621
• After-tax cash flow: $6,211/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, AR
• County: Saline County · 77,216 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

+79.8% since first listed

20 events — show timeline

• 2022-06-01 Listed $89,900 CARMLS
• 2019-06-05 Pending — CARMLS
• 2019-06-04 Sold (Public Records) $97,500 Public Records
• 2019-06-03 Sold (MLS) $97,500 CARMLS
• 2019-05-06 Contingent — CARMLS
• 2019-02-16 Relisted — CARMLS
• 2019-02-11 Contingent — CARMLS
• 2019-01-23 Price Changed $100,000 CARMLS
• 2019-01-02 Listed $105,000 CARMLS
• 2019-01-01 Listing Removed — CARMLS
• 2018-10-30 Price Changed $99,900 CARMLS
• 2018-10-09 Price Changed $102,000 CARMLS
• 2018-09-17 Price Changed $104,900 CARMLS
• 2018-09-05 Listed $107,900 CARMLS
• 2012-06-04 Sold (Public Records) $95,000 Public Records
• 2012-05-31 Sold (MLS) $95,000 CARMLS
• 2012-04-25 Listing Removed — CARMLS
• 2012-02-27 Listed $95,000 CARMLS
• 2007-03-30 Sold (Public Records) $93,000 Public Records
• 1995-10-18 Sold (Public Records) $50,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $543 · -9.5% YoY. Source: county tax records.