412 Calvert Rd · Forrest City, AR 72335

$122,000

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 26 Days on market

Built 1999 0.30 ac lot Est $111k · 10% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• ARV discount +3.2/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0
• Schools +0.9/10.0

Listing remarks MLS

Great location in Washington Heights area. 3 Bedrooms 2 full baths den with fireplace. Formal Living room formal dining room nice yard. Call Connie Rice 870-270-1800.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1999

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Electric service (municipal/Entergy)
• Home design: Single-family property; Subdivision: WASHINGTON HEIGHTS
• Construction: 3-tab shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot; Paved road access

Interior

• Kitchen: Electric range
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Concrete floors; Wood-burning site-built fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $178 ($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 $120k (1.4% below list).
• Recommended offer: $120k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#297 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Forrest City School District (town): math 12% / reading 11% proficiency, ranked #230 of 238 in AR (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 3 units permitted in St. Francis County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Francis County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,170 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $111,297
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Chestnut St	0.15mi	3/2.0	1,531 (-5%)	18mo	$82,000	$54	70
1430 Chestnut	0.27mi	3/2.0	1,794 (+11%)	1mo	$140,000	$78	68
825 Calvert Rd Rd	0.28mi	3/2.0	1,636 (+1%)	22mo	$54,500	$33	67
1446 Chestnut	0.24mi	2/2.0 (-1)	1,515 (-6%)	10mo	$135,000	$89	66
423 Laughrun Dr	0.49mi	3/1.5	1,736 (+8%)	7mo	$120,000	$69	57
131 Maribeth St	0.70mi	4/2.0 (+1)	1,610 (-0%)	10mo	$172,000	$107	53
1051 N Izard St	0.64mi	3/2.0	1,733 (+7%)	16mo	$47,000	$27	44

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,467
• Equity at exit: $18,191

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,111
• Equity at exit: $10,548

Cash invested: $34,160 (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 72335

• Home prices YoY: -4.9%
• Active inventory: 67
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $178

Break-even live

Break-even rent $978

Max offer price $122,000

Occupancy floor 80%

Sensitivity live

Price	-10% $247	-5% $212	+0% $178	+5% $143	+10% $109
Rent	-10% $83	-5% $130	+0% $178	+5% $225	+10% $273
Rate	-1.0pp $239	-0.5pp $209	base $178	+0.5pp $146	+1.0pp $114

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $122,000 Active 26 DOM
2. 2026-06-19
   days on market $122,000 Active 24 DOM
3. 2026-06-18
   days on market $122,000 Active 23 DOM
4. 2026-06-17
   days on market $122,000 Active 22 DOM
5. 2026-06-16
   days on market $122,000 Active 21 DOM
6. 2026-06-15
   days on market $122,000 Active 20 DOM
7. 2026-06-14
   days on market $122,000 Active 18 DOM
8. 2026-06-12
   days on market $122,000 Active 17 DOM
9. 2026-06-09
   days on market $122,000 Active 14 DOM
10. 2026-06-08
    days on market $122,000 Active 13 DOM
11. 2026-06-07
    days on market $122,000 Active 12 DOM
12. 2026-06-07
    days on market $122,000 Active 11 DOM
13. 2026-06-04
    days on market $122,000 Active 8 DOM
14. 2026-06-02
    statusdays on market $122,000 Active 7 DOM
15. 2026-06-01
    days on market $122,000 New Listing 6 DOM
16. 2026-05-31
    days on market $122,000 New Listing 5 DOM
17. 2026-05-31
    days on market $122,000 New Listing 4 DOM
18. 2026-05-26
    listed $122,000 New Listing
19. 2022-12-22
    soldstatus $129,000
20. 2022-09-27
    listed $132,000 167-char remark

    Show marketing remark (167 chars)

    Great location in Washington Heights area. 3 Bedrooms 2 full baths den with fireplace. Formal Living room formal dining room nice yard. Call Connie Rice 870-270-1800.

21. 2022-09-05
    historical
22. 2021-12-22
    soldstatus $129,000 167-char remark

    Show marketing remark (167 chars)

    Great location in Washington Heights area. 3 Bedrooms 2 full baths den with fireplace. Formal Living room formal dining room nice yard. Call Connie Rice 870-270-1800.

23. 2021-12-08
    listed $132,500
24. 2002-05-29
    soldstatus $110,000
25. 2002-02-04
    soldstatus $117,000
26. 2000-12-29
    soldstatus $110,000
27. 1998-12-15
    soldstatus $88,000
28. 1982-04-01
    soldstatus $75,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,438
• − Mortgage interest: −$6,834
• − Property taxes: −$984
• − Insurance: −$610
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,549
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,098/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: Forrest City School District
• NCES district ID: 0506270
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $31,153
• Composite: 9.07/100
• National rank: #9871
• State rank: #230 of 238 in AR

Livability — Forrest City

• Score: 59/100
• State rank: #297
• US rank: #20349

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forrest City, AR
• Population (ZIP): 16,514

Population outlook (St. Francis County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 23,269 · -4.6%
• By 2040: 21,122 · -13.4%
• By 2050: 19,281 · -20.9%
• By 2075: 15,222 · -37.6%
• By 2100: 11,449 · -53.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · St. Francis

• 2024 margin: Toss-up / Even · D 49.4% · R 48.6% · Other 2.0%
• 2008→2024 swing: -15.8pp toward R · 2008: 16.5pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+5.1 2016: D+11.3 2012: D+17.0 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.86%
• Current HPI: 133.8115
• 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

+62.7% since first listed

11 events — show timeline

• 2026-05-26 Listed $122,000 CARMLS
• 2022-12-22 Sold (Public Records) $129,000 Public Records
• 2022-09-27 Listed $132,000 CARMLS
• 2022-09-05 Listing Removed — CARMLS
• 2021-12-22 Sold (MLS) $129,000 CARMLS
• 2021-12-08 Listed $132,500 CARMLS
• 2002-05-29 Sold (Public Records) $110,000 Public Records
• 2002-02-04 Sold (Public Records) $117,000 Public Records
• 2000-12-29 Sold (Public Records) $110,000 Public Records
• 1998-12-15 Sold (Public Records) $88,000 Public Records
• 1982-04-01 Sold (Public Records) $75,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $984 · -2.2% YoY. Source: county tax records.