1107 Estelle St · Lake City, AR 72437

$99,900

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 85 Days on market

8,712 sqft lot $75/sqft · 33% below area Est $150k · 33% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New to the market is 1107 Estelle St in Lake City, AR! This home is a spacious 4 bedroom, 1 bathroom that you won't want to miss. Upon entering the home, you are welcomed with a cozy living room that opens up into a spacious kitchen and dining area. If you go right down the hallway you will find 3 bedrooms, and 1 bathroom. Continue back through the kitchen to the left and you will find a laundry room, and a large master bedroom that offers plenty of privacy and even has it's own entrance! Outside you will find a large fenced in backyard and storage shed. Both the hot water heater and roof are less than 5 years old! This house is awaiting your own personal touches to make it your home! Call today because this 4 bedroom under 100k won't last long!

Key facts

• 8,712 sq ft lot
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.2% in Lake City — 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 64/100 on livability (#180 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $100k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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. 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: 1.58% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.76%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $150,146
• List price: $99,900
• Delta: -33.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Sixth	0.26mi	3/2.0 (-1)	1,300 (-2%)	2mo	$219,000	$168	74
1003 Sixth	0.30mi	3/2.0 (-1)	1,300 (-2%)	2mo	$219,000	$168	72
806 Ladd	0.57mi	4/1.0	1,325 (0%)	2mo	$130,000	$98	71
204 Catfish Dr	0.19mi	3/2.0 (-1)	1,161 (-12%)	1mo	$167,500	$144	60
202 Marcella Dr	0.23mi	3/2.0 (-1)	1,420 (+7%)	11mo	$175,000	$123	59
2001 Mallard Dr	0.70mi	3/2.0 (-1)	1,339 (+1%)	7mo	$212,500	$159	51
1997 Teal Cv	0.70mi	3/2.0 (-1)	1,263 (-5%)	2mo	$194,000	$154	49
117 Waterfowl Way	0.73mi	3/2.0 (-1)	1,316 (-1%)	10mo	$204,000	$155	47
106 Stone	0.57mi	3/1.0 (-1)	1,160 (-12%)	2mo	$121,400	$105	46
106 Waterfowl	0.68mi	4/2.0	1,435 (+8%)	8mo	$238,000	$166	43
123 Waterfowl Way	0.74mi	3/2.0 (-1)	1,382 (+4%)	11mo	$198,000	$143	40
100 Dennis St	0.56mi	3/2.0 (-1)	1,172 (-12%)	8mo	$150,000	$128	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 4.20×
• Total profit: $89,485
• Equity at exit: $89,761

10-year hold

• IRR: 36.4%
• Equity multiple: 9.43×
• Total profit: $235,765
• Equity at exit: $193,322

Cash invested: $27,972 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 35
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $554

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $623	-5% $588	+0% $554	+5% $519	+10% $485
Rent	-10% $429	-5% $492	+0% $554	+5% $616	+10% $678
Rate	-1.0pp $604	-0.5pp $579	base $554	+0.5pp $528	+1.0pp $502

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	44d	1	0.70mi

Listing history 18 events

1. 2026-06-19
   days on market $99,900 Active 85 DOM
2. 2026-06-18
   days on market $99,900 Active 84 DOM
3. 2026-06-17
   days on market $99,900 Active 83 DOM
4. 2026-06-16
   days on market $99,900 Active 82 DOM
5. 2026-06-15
   days on market $99,900 Active 81 DOM
6. 2026-06-14
   days on market $99,900 Active 79 DOM
7. 2026-06-12
   days on market $99,900 Active 78 DOM
8. 2026-06-09
   days on market $99,900 Active 75 DOM
9. 2026-06-08
   days on market $99,900 Active 74 DOM
10. 2026-06-07
    days on market $99,900 Active 73 DOM
11. 2026-06-05
    days on market $99,900 Active 71 DOM
12. 2026-06-04
    days on market $99,900 Active 69 DOM
13. 2026-06-02
    days on market $99,900 Active 68 DOM
14. 2026-06-01
    days on market $99,900 Active 67 DOM
15. 2026-05-31
    days on market $99,900 Active 66 DOM
16. 2026-05-31
    days on market $99,900 Active 65 DOM
17. 2026-03-26
    listed $99,900 New Listing 756-char remark

    Show marketing remark (756 chars)

    New to the market is 1107 Estelle St in Lake City, AR! This home is a spacious 4 bedroom, 1 bathroom that you won't want to miss. Upon entering the home, you are welcomed with a cozy living room that opens up into a spacious kitchen and dining area. If you go right down the hallway you will find 3 bedrooms, and 1 bathroom. Continue back through the kitchen to the left and you will find a laundry room, and a large master bedroom that offers plenty of privacy and even has it's own entrance! Outside you will find a large fenced in backyard and storage shed. Both the hot water heater and roof are less than 5 years old! This house is awaiting your own personal touches to make it your home! Call today because this 4 bedroom under 100k won't last long!

18. 2014-11-07
    soldstatus $37,500

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $18,900
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$2,906
• Taxable income: $5,376
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $5,356/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.97%
• Current HPI: 295.1637
• 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

+166.4% since first listed

2 events — show timeline

• 2026-03-26 Listed $99,900 CARMLS
• 2014-11-07 Sold (Public Records) $37,500 Public Records

Property tax history

-2.9%/yr

Latest (2025): $138 · -34.8% YoY. Source: county tax records.