508 State St · Greenway, AR 72430

$78,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 229 Days on market

10,454 sqft lot $77/sqft · 65% above area

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

Key facts

• Updated appliances
• Screened in porch
• Several improvements

Tags

• SCREENED IN PORCH
• LARGE FENCED YARD
• BRIGHT OPEN LIVING AREA
• UPDATED APPLIANCES
• MOVE IN READY
• SEVERAL IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#489 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, schools F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $47,131
• List price: $78,000
• Delta: 65.50%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.00×
• Total profit: $21,751
• Equity at exit: $35,072

10-year hold

• IRR: 18.9%
• Equity multiple: 3.75×
• Total profit: $60,168
• Equity at exit: $54,050

Cash invested: $21,840 (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 72430

• Active inventory: 5
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $194

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 74%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $78,000 Active 229 DOM
2. 2026-06-18
   days on market $78,000 Active 228 DOM
3. 2026-06-17
   days on market $78,000 Active 227 DOM
4. 2026-06-16
   days on market $78,000 Active 226 DOM
5. 2026-06-15
   days on market $78,000 Active 225 DOM
6. 2026-06-14
   days on market $78,000 Active 223 DOM
7. 2026-06-12
   days on market $78,000 Active 222 DOM
8. 2026-06-09
   days on market $78,000 Active 219 DOM
9. 2026-06-08
   days on market $78,000 Active 218 DOM
10. 2026-06-07
    days on market $78,000 Active 217 DOM
11. 2026-06-05
    days on market $78,000 Active 214 DOM
12. 2026-06-03
    days on market $78,000 Active 213 DOM
13. 2026-06-02
    days on market $78,000 Active 212 DOM
14. 2026-06-01
    days on market $78,000 Active 211 DOM
15. 2026-05-31
    days on market $78,000 Active 210 DOM
16. 2026-05-30
    days on market $78,000 Active 209 DOM
17. 2026-05-01
    price $78,000 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

18. 2026-05-01
    status Back on Market 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

19. 2026-05-01
    historical 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

20. 2026-03-14
    price $80,000 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

21. 2026-03-13
    price $80,000
22. 2026-02-19
    price $82,000 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

23. 2026-02-19
    price $82,000

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

24. 2026-01-15
    price $87,900 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

25. 2026-01-14
    price $87,900
26. 2025-11-18
    price $89,900 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

27. 2025-11-17
    price $89,900
28. 2025-11-01
    listed $92,500 Active
29. 2025-10-31
    listed $92,500 New Listing 429-char remark

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

30. 2025-10-31
    listed $78,000 Active

    Show marketing remark (429 chars)

    This charming 2 bedroom, 1 bath 1,008 sq ft home sits in the heart of Greenway, AR! Bursting with character and warmth, this cozy home offers a beautiful screened in porch and a large fenced yard perfect for relaxation. Step inside to find a bright, open living area with new flooring, a kitchen with updated appliances and two comfortable bedrooms ideal for rest. This home is move in ready with several improvements throughout!

31. 2025-08-22
    historical
32. 2025-08-20
    status Active
33. 2025-08-20
    status Back on Market
34. 2025-08-05
    historical
35. 2025-08-05
    status Under Contract
36. 2025-05-23
    price $88,750
37. 2025-05-22
    price $88,750
38. 2025-05-02
    price $89,000
39. 2025-05-01
    price $89,000
40. 2024-12-21
    price $89,900
41. 2024-12-20
    price $89,900
42. 2024-11-08
    price $90,500
43. 2024-11-07
    price $90,500
44. 2024-10-23
    price $92,500
45. 2024-10-22
    price $92,500
46. 2024-05-21
    listed $93,500 New Listing
47. 2024-05-21
    listed $93,500 Active
48. 2023-08-17
    soldstatus $54,000 Closed
49. 2023-08-17
    soldstatus $54,000 Sold
50. 2023-08-17
    soldstatus $54,000

ⓘ 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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $11,131
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$2,269
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,049/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Greenway

• Score: 50/100
• State rank: #489
• US rank: #25748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenway, AR
• Population (ZIP): 607

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 9%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+160.0% since first listed

41 events — show timeline

• 2026-05-01 Price Changed $78,000 CARMLS
• 2026-05-01 Relisted — CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-03-14 Price Changed $80,000 CARMLS
• 2026-03-13 Price Changed $80,000 NEABOR MLS
• 2026-02-19 Price Changed $82,000 CARMLS
• 2026-02-19 Price Changed $82,000 NEABOR MLS
• 2026-01-15 Price Changed $87,900 CARMLS
• 2026-01-14 Price Changed $87,900 NEABOR MLS
• 2025-11-18 Price Changed $89,900 CARMLS
• 2025-11-17 Price Changed $89,900 NEABOR MLS
• 2025-11-01 Listed $92,500 NEABOR MLS
• 2025-10-31 Listed $78,000 NEABOR MLS
• 2025-10-31 Listed $92,500 CARMLS
• 2025-08-22 Listing Removed — CARMLS
• 2025-08-20 Relisted — NEABOR MLS
• 2025-08-20 Relisted — CARMLS
• 2025-08-05 Delisted — NEABOR MLS
• 2025-08-05 Pending — CARMLS
• 2025-05-23 Price Changed $88,750 CARMLS
• 2025-05-22 Price Changed $88,750 NEABOR MLS
• 2025-05-02 Price Changed $89,000 CARMLS
• 2025-05-01 Price Changed $89,000 NEABOR MLS
• 2024-12-21 Price Changed $89,900 CARMLS
• 2024-12-20 Price Changed $89,900 NEABOR MLS
• 2024-11-08 Price Changed $90,500 CARMLS
• 2024-11-07 Price Changed $90,500 NEABOR MLS
• 2024-10-23 Price Changed $92,500 CARMLS
• 2024-10-22 Price Changed $92,500 NEABOR MLS
• 2024-05-21 Listed $93,500 NEABOR MLS
• 2024-05-21 Listed $93,500 CARMLS
• 2023-08-17 Sold (Public Records) $54,000 Public Records
• 2023-08-17 Sold (MLS) $54,000 CARMLS
• 2023-08-17 Sold (MLS) $54,000 NEABOR MLS
• 2023-08-07 Pending — CARMLS
• 2023-07-31 Listed $65,000 CARMLS
• 2023-07-31 Listed $65,000 NEABOR MLS
• 2021-08-24 Sold (Public Records) $28,000 Public Records
• 2021-08-24 Sold (Public Records) $28,000 Public Records
• 2021-08-23 Sold (MLS) $28,000 CARMLS
• 2021-05-12 Listed $30,000 CARMLS