77 Mock St · Maynard, AR 72444

$40,500

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 277 Days on market

Built 1980 0.38 ac lot $36/sqft · 77% below area

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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
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

GREAT RENTAL PROPERTY!! This 2 bedroom, 2 bathroom home needs a little work but would make a great rental. 1134 square feet. Living room, kitchen-dining combo, 2 bedrooms, 2 bathrooms and laundry room. Covered front porch, concrete patio. Sitting on . 38 of an acre. Nice level yard. Taxes only $343 per year. Will not qualify for RD, FHA or VA loan due to repairs needed.

Key facts

• Covered front porch
• Level yard
• Concrete patio

Tags

• COVERED FRONT PORCH
• CONCRETE PATIO
• LEVEL YARD
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $40k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#414 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, crime F.
• Maynard School District (rural): math 19% / reading 29% proficiency, ranked #197 of 238 in AR (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 6 units permitted in Randolph County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($280 loan paydown + $785 appreciation (1.9% local appreciation)).
• Randolph County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.44% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.22%
• DSCR: 3.46
• GRM: 3.4

CMA / ARV

• ARV (median comp): $174,451
• List price: $40,500
• Delta: -76.78%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.0%
• Equity multiple: 4.16×
• Total profit: $35,886
• Equity at exit: $15,841

10-year hold

• IRR: 59.5%
• Equity multiple: 8.41×
• Total profit: $84,079
• Equity at exit: $22,709

Cash invested: $11,340 (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 72444

• Home prices YoY: 1.6%
• Active inventory: 11
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$212
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $522

Break-even live

Break-even rent $326

Max offer price $40,500

Occupancy floor 42%

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: $10,125
• Closing costs: $1,215
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $40,500 Active 277 DOM
2. 2026-06-18
   days on market $40,500 Active 276 DOM
3. 2026-06-17
   days on market $40,500 Active 275 DOM
4. 2026-06-16
   days on market $40,500 Active 274 DOM
5. 2026-06-15
   days on market $40,500 Active 273 DOM
6. 2026-06-14
   days on market $40,500 Active 271 DOM
7. 2026-06-12
   days on market $40,500 Active 270 DOM
8. 2026-06-09
   days on market $40,500 Active 267 DOM
9. 2026-06-08
   days on market $40,500 Active 266 DOM
10. 2026-06-07
    days on market $40,500 Active 265 DOM
11. 2026-06-07
    days on market $40,500 Active 264 DOM
12. 2026-06-04
    days on market $40,500 Active 261 DOM
13. 2026-06-02
    days on market $40,500 Active 260 DOM
14. 2026-06-01
    days on market $40,500 Active 259 DOM
15. 2026-05-31
    days on market $40,500 Active 258 DOM
16. 2026-05-31
    days on market $40,500 Active 257 DOM
17. 2025-09-15
    listed $40,500 New Listing 373-char remark

    Show marketing remark (373 chars)

    GREAT RENTAL PROPERTY!! This 2 bedroom, 2 bathroom home needs a little work but would make a great rental. 1134 square feet. Living room, kitchen-dining combo, 2 bedrooms, 2 bathrooms and laundry room. Covered front porch, concrete patio. Sitting on . 38 of an acre. Nice level yard. Taxes only $343 per year. Will not qualify for RD, FHA or VA loan due to repairs needed.

18. 2005-03-28
    soldstatus $28,000
19. 2003-05-16
    soldstatus $13,000
20. 1999-02-16
    soldstatus $16,000
21. 1994-07-01
    soldstatus $13,000

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $343 · $29/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,842
• − Mortgage interest: −$2,269
• − Property taxes: −$343
• − Insurance: −$202
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$1,178
• Taxable income: $5,955
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $4,832/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: Maynard School District
• NCES district ID: 0509570
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 29% ▼ -2.00%
• Median HH income: $32,489
• Composite: 19.52/100
• National rank: #8768
• State rank: #197 of 238 in AR

Livability — Maynard

• Score: 55/100
• State rank: #414
• US rank: #23648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maynard, AR
• Population (ZIP): 1,670

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 16,421 people
• By 2030: 15,733 · -4.2%
• By 2040: 14,296 · -12.9%
• By 2050: 12,884 · -21.5%
• By 2075: 9,535 · -41.9%
• By 2100: 6,520 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 6% Slovak 1% Czech 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 2%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+63.7) · D 17.1% · R 80.9% · Other 2.0%
• 2008→2024 swing: -45.6pp toward R · 2008: -18.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+60.8 2016: R+48.8 2012: R+27.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 121.7367
• 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

+211.5% since first listed

5 events — show timeline

• 2025-09-15 Listed $40,500 CARMLS
• 2005-03-28 Sold (Public Records) $28,000 Public Records
• 2003-05-16 Sold (Public Records) $13,000 Public Records
• 1999-02-16 Sold (Public Records) $16,000 Public Records
• 1994-07-01 Sold (Public Records) $13,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $343 · +0.0% YoY. Source: county tax records.