813 Main St · Leslie, AR 72645

$45,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 385 Days on market

Built 1974 1.00 ac lot $40/sqft · 58% below area ↓ 25% since listing

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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
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! Situated on a 1-acre lot at the edge of town, this 3-bedroom, 1-bathroom home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The 1 acre property has a nice sized yard on the right side of the house that could be used for a garden area or play area for the kids with a wooded area up the hill behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life—schedule a showing today and imagine the possibilities! Sold as-is. Cash or renovation loan preferred. Inside pics coming.

Key facts

• Metal roof
• New flooring
• 1 acre

Tags

• METAL ROOF
• 1 ACRE
• CENTRAL HEATING AND COOLING
• NEW FLOORING
• WOODED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

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 ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#202 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Searcy County School District (rural): math 39% / reading 40% proficiency, ranked #82 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marshall Elementary School (math 64% / reading 34%, grade D, #93 of 454 statewide, top 23%, 293 students, 99% FRL); Leslie Elementary School (math 47% / reading 37%, grade D-, #78 of 201 statewide, top 40%, 190 students, 98% FRL); Marshall High School (math 28% / reading 43%, grade F, #85 of 292 statewide, top 30%, 358 students, 99% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($311 loan paydown + $4k appreciation (9.3% local appreciation)).
• Searcy County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.30% ✓
• Cap rate: 20.22%
• Cash-on-cash: 49.72%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $106,420
• List price: $45,000
• Delta: -57.71%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

9.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.5%
• Equity multiple: 5.41×
• Total profit: $55,601
• Equity at exit: $38,236

10-year hold

• IRR: 56.6%
• Equity multiple: 11.88×
• Total profit: $137,110
• Equity at exit: $80,125

Cash invested: $12,600 (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 72645

• Home prices YoY: 3.2%
• Active inventory: 24
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $522

Break-even live

Break-even rent $373

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $548	-5% $535	+0% $522	+5% $509	+10% $497
Rent	-10% $440	-5% $481	+0% $522	+5% $563	+10% $604
Rate	-1.0pp $545	-0.5pp $534	base $522	+0.5pp $510	+1.0pp $499

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $45,000 Active 385 DOM
2. 2026-06-19
   days on market $45,000 Active 383 DOM
3. 2026-06-18
   days on market $45,000 Active 382 DOM
4. 2026-06-17
   days on market $45,000 Active 381 DOM
5. 2026-06-16
   days on market $45,000 Active 380 DOM
6. 2026-06-15
   days on market $45,000 Active 379 DOM
7. 2026-06-14
   days on market $45,000 Active 377 DOM
8. 2026-06-12
   days on market $45,000 Active 376 DOM
9. 2026-06-09
   days on market $45,000 Active 373 DOM
10. 2026-06-08
    statusdays on market $45,000 Active 372 DOM
11. 2026-06-07
    days on market $45,000 Back on Market 371 DOM
12. 2026-06-07
    days on market $45,000 Back on Market 370 DOM
13. 2026-06-04
    days on market $45,000 Back on Market 367 DOM
14. 2026-06-02
    statusdays on marketlisting id $45,000 Back on Market 366 DOM
15. 2026-06-01
    days on market $45,000 Active 355 DOM
16. 2026-05-31
    days on market $45,000 Active 354 DOM
17. 2026-05-31
    days on market $45,000 Active 353 DOM
18. 2026-04-25
    price $45,000 1224-char remark

    Show marketing remark (1224 chars)

    Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! Situated on a 1-acre lot at the edge of town, this 3-bedroom, 1-bathroom home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The 1 acre property has a nice sized yard on the right side of the house that could be used for a garden area or play area for the kids with a wooded area up the hill behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life—schedule a showing today and imagine the possibilities! Sold as-is. Cash or renovation loan preferred. Inside pics coming.

19. 2026-04-24
    price $45,000 1046-char remark

    Show marketing remark (1046 chars)

    Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! This home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The property has a nice sized yard on the side of the house for a garden or play area for the kids with a wooded area behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life. Sold as-is. Cash or renovation loan preferred. Inside pics coming.

20. 2025-08-14
    price $55,000 1224-char remark

    Show marketing remark (1046 chars)

    Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! This home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The property has a nice sized yard on the side of the house for a garden or play area for the kids with a wooded area behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life. Sold as-is. Cash or renovation loan preferred. Inside pics coming.

21. 2025-08-14
    price $55,000 1046-char remark

    Show marketing remark (1046 chars)

    Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! This home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The property has a nice sized yard on the side of the house for a garden or play area for the kids with a wooded area behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life. Sold as-is. Cash or renovation loan preferred. Inside pics coming.

22. 2025-06-11
    listed $59,900 Active 1046-char remark

    Show marketing remark (1046 chars)

    Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! This home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The property has a nice sized yard on the side of the house for a garden or play area for the kids with a wooded area behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life. Sold as-is. Cash or renovation loan preferred. Inside pics coming.

23. 2025-05-28
    listed $59,900 New Listing 1224-char remark

    Show marketing remark (1224 chars)

    Fixer-Upper Opportunity at the Edge of Town – 3 Bed, 1 Bath with metal roof on 1 Acre! If you're looking for a great investment or your next renovation project, this property is packed with potential! Situated on a 1-acre lot at the edge of town, this 3-bedroom, 1-bathroom home offers 1,120 square feet of living space and the chance to create something truly special. Featuring central heating and cooling, this home provides the modern comfort you need while you make it your own. With some TLC and sweat equity—including floor joist and rim joist repairs, new flooring, and addressing a water drainage issue—this property could shine once again. The 1 acre property has a nice sized yard on the right side of the house that could be used for a garden area or play area for the kids with a wooded area up the hill behind the house. Whether you're a seasoned renovator or a first-time buyer ready to build equity, this is an affordable chance to customize a home to your taste. Great potential for equity growth. Don’t miss this opportunity to bring your vision to life—schedule a showing today and imagine the possibilities! Sold as-is. Cash or renovation loan preferred. Inside pics coming.

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $479 · $40/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,406
• − Mortgage interest: −$2,521
• − Property taxes: −$479
• − Insurance: −$225
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,309
• Taxable income: $5,887
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $4,852/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: Searcy County School District
• NCES district ID: 0509480
• Math proficiency: 39% ▼ -16.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $31,222
• Composite: 32.28/100
• National rank: #5751
• State rank: #82 of 238 in AR

Livability — Leslie

• Score: 63/100
• State rank: #202
• US rank: #15874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leslie, AR
• Population (ZIP): 1,329

Population outlook (Searcy County) Hauer SSP2

• Today (2025): 7,091 people
• By 2030: 6,656 · -6.1%
• By 2040: 5,868 · -17.2%
• By 2050: 5,250 · -26.0%
• By 2075: 4,407 · -37.9%
• By 2100: 3,834 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Searcy

• 2024 margin: Solid R (+72.2) · D 13.2% · R 85.4% · Other 1.4%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.9pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+63.7 2012: R+51.0 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.29%
• Current HPI: 295.2629
• 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

-24.9% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $45,000 CARMLS
• 2026-04-24 Price Changed $45,000 NWARMLS
• 2025-08-14 Price Changed $55,000 CARMLS
• 2025-08-14 Price Changed $55,000 NWARMLS
• 2025-06-11 Listed $59,900 NWARMLS
• 2025-05-28 Listed $59,900 CARMLS

Property tax history

+4.2%/yr

Latest (2025): $479 · +0.4% YoY. Source: county tax records.