105 Welch St · Salem, AR 72576

$124,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 54 Days on market

Built 1980 0.30 ac lot $106/sqft · 14% above area Est $109k · 14% 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 +14.5/30.0
• Appreciation +6.2/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0

Listing remarks MLS

Updated Home in Small-Town ArkansasWelcome to this beautifully updated 3-bedroom, 1-bath home located in the heart of Salem, Arkansas. Built in 1980 and offering approximately 1,176 square feet of thoughtfully designed living space, this property combines comfort, functionality, and convenience in one move-in-ready package. Inside, you will find a spacious open layout that seamlessly connects the living room, dining area, and kitchen. The natural flow creates an inviting atmosphere for everyday living while also providing the perfect setting for hosting family and friends. Recent interior updates give the home a fresh, modern feel, allowing you to move in with confidence and enjoy low-maintenance living from day one. The three bedrooms offer comfortable accommodations with flexibility for guests, a home office, or additional storage. The bathroom is well-appointed and centrally located for convenience. Step outside to a generously sized yard filled with opportunity. Whether you envision adding a swimming pool, setting up a trampoline, planting a garden, or creating a cozy firepit area for evening gatherings, the outdoor space allows you to design it to fit your lifestyle. Modern connectivity is already in place with fiber optic internet available through NAEC, providing fast and reliable service ideal for remote work, streaming, or online learning. Location is a true highlight. This home is just minutes from local shops, restaurants, and shopping centers, close to Fulton County Hospital, and near Salem High School, known for strong academics and competitive athletic programs. If you are searching for a turnkey property that offers space, updates, and everyday convenience in Salem, this home deserves your attention.

Key facts

• 0.3 acre lot
• Parking
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $28 ($335/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 $101k (19.3% below list).
• Recommended offer: $101k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Salem School District (rural): math 53% / reading 55% proficiency, ranked #10 of 238 in AR (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Salem Elementary School (math 59% / reading 54%, grade C+, #57 of 454 statewide, top 13%, 451 students, 66% FRL); Salem High School (math 48% / reading 55%, grade D+, #13 of 292 statewide, top 4%, 425 students, 56% FRL).
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.4% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $100,780 (19.3% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (median comp): $109,305
• List price: $124,900
• Delta: 14.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Humphrey Ln	0.06mi	2/2.0 (-1)	1,206 (+3%)	1mo	$115,000	$95	83
134 N Cedar St	0.12mi	3/1.0	1,078 (-8%)	0mo	$75,000	$70	80
231 N Elm St	0.24mi	3/1.0	1,080 (-8%)	11mo	$115,000	$106	66
410 S Main St	0.69mi	3/1.0	1,176 (0%)	23mo	$115,500	$98	49
459 S Main St	0.74mi	2/2.0 (-1)	1,064 (-10%)	10mo	$91,100	$86	32

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.36×
• Total profit: $12,600
• Equity at exit: $51,712

10-year hold

• IRR: 9.7%
• Equity multiple: 2.36×
• Total profit: $47,663
• Equity at exit: $76,395

Cash invested: $34,972 (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 72576

• Home prices YoY: 1.3%
• Active inventory: 39
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $28

Break-even live

Break-even rent $972

Max offer price $124,900

Occupancy floor 92%

Sensitivity live

Price	-10% $99	-5% $63	+0% $28	+5% $-7	+10% $-43
Rent	-10% $-52	-5% $-12	+0% $28	+5% $68	+10% $108
Rate	-1.0pp $91	-0.5pp $60	base $28	+0.5pp $-4	+1.0pp $-37

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $124,900 Active 54 DOM
2. 2026-06-19
   days on market $124,900 Active 52 DOM
3. 2026-06-18
   days on market $124,900 Active 51 DOM
4. 2026-06-17
   days on market $124,900 Active 50 DOM
5. 2026-06-16
   days on market $124,900 Active 49 DOM
6. 2026-06-15
   days on market $124,900 Active 48 DOM
7. 2026-06-14
   days on market $124,900 Active 46 DOM
8. 2026-06-12
   statusdays on market $124,900 Active 45 DOM
9. 2026-06-09
   days on market $124,900 Price Change 42 DOM
10. 2026-06-08
    days on market $124,900 Price Change 41 DOM
11. 2026-06-07
    days on market $124,900 Price Change 40 DOM
12. 2026-06-07
    days on market $124,900 Price Change 39 DOM
13. 2026-06-04
    pricestatusdays on market $124,900 Price Change 36 DOM
14. 2026-06-02
    days on market $139,900 Active 35 DOM
15. 2026-06-01
    days on market $139,900 Active 34 DOM
16. 2026-05-31
    days on market $139,900 Active 33 DOM
17. 2026-05-31
    days on market $139,900 Active 32 DOM
18. 2026-05-14
    status Active 1744-char remark

    Show marketing remark (1744 chars)

    Updated Home in Small-Town ArkansasWelcome to this beautifully updated 3-bedroom, 1-bath home located in the heart of Salem, Arkansas. Built in 1980 and offering approximately 1,176 square feet of thoughtfully designed living space, this property combines comfort, functionality, and convenience in one move-in-ready package. Inside, you will find a spacious open layout that seamlessly connects the living room, dining area, and kitchen. The natural flow creates an inviting atmosphere for everyday living while also providing the perfect setting for hosting family and friends. Recent interior updates give the home a fresh, modern feel, allowing you to move in with confidence and enjoy low-maintenance living from day one. The three bedrooms offer comfortable accommodations with flexibility for guests, a home office, or additional storage. The bathroom is well-appointed and centrally located for convenience. Step outside to a generously sized yard filled with opportunity. Whether you envision adding a swimming pool, setting up a trampoline, planting a garden, or creating a cozy firepit area for evening gatherings, the outdoor space allows you to design it to fit your lifestyle. Modern connectivity is already in place with fiber optic internet available through NAEC, providing fast and reliable service ideal for remote work, streaming, or online learning. Location is a true highlight. This home is just minutes from local shops, restaurants, and shopping centers, close to Fulton County Hospital, and near Salem High School, known for strong academics and competitive athletic programs. If you are searching for a turnkey property that offers space, updates, and everyday convenience in Salem, this home deserves your attention.

19. 2026-05-04
    status Under Contract 813-char remark

    Show marketing remark (1744 chars)

    Updated Home in Small-Town ArkansasWelcome to this beautifully updated 3-bedroom, 1-bath home located in the heart of Salem, Arkansas. Built in 1980 and offering approximately 1,176 square feet of thoughtfully designed living space, this property combines comfort, functionality, and convenience in one move-in-ready package. Inside, you will find a spacious open layout that seamlessly connects the living room, dining area, and kitchen. The natural flow creates an inviting atmosphere for everyday living while also providing the perfect setting for hosting family and friends. Recent interior updates give the home a fresh, modern feel, allowing you to move in with confidence and enjoy low-maintenance living from day one. The three bedrooms offer comfortable accommodations with flexibility for guests, a home office, or additional storage. The bathroom is well-appointed and centrally located for convenience. Step outside to a generously sized yard filled with opportunity. Whether you envision adding a swimming pool, setting up a trampoline, planting a garden, or creating a cozy firepit area for evening gatherings, the outdoor space allows you to design it to fit your lifestyle. Modern connectivity is already in place with fiber optic internet available through NAEC, providing fast and reliable service ideal for remote work, streaming, or online learning. Location is a true highlight. This home is just minutes from local shops, restaurants, and shopping centers, close to Fulton County Hospital, and near Salem High School, known for strong academics and competitive athletic programs. If you are searching for a turnkey property that offers space, updates, and everyday convenience in Salem, this home deserves your attention.

20. 2026-05-04
    status Pending 1744-char remark

    Show marketing remark (1744 chars)

    Updated Home in Small-Town ArkansasWelcome to this beautifully updated 3-bedroom, 1-bath home located in the heart of Salem, Arkansas. Built in 1980 and offering approximately 1,176 square feet of thoughtfully designed living space, this property combines comfort, functionality, and convenience in one move-in-ready package. Inside, you will find a spacious open layout that seamlessly connects the living room, dining area, and kitchen. The natural flow creates an inviting atmosphere for everyday living while also providing the perfect setting for hosting family and friends. Recent interior updates give the home a fresh, modern feel, allowing you to move in with confidence and enjoy low-maintenance living from day one. The three bedrooms offer comfortable accommodations with flexibility for guests, a home office, or additional storage. The bathroom is well-appointed and centrally located for convenience. Step outside to a generously sized yard filled with opportunity. Whether you envision adding a swimming pool, setting up a trampoline, planting a garden, or creating a cozy firepit area for evening gatherings, the outdoor space allows you to design it to fit your lifestyle. Modern connectivity is already in place with fiber optic internet available through NAEC, providing fast and reliable service ideal for remote work, streaming, or online learning. Location is a true highlight. This home is just minutes from local shops, restaurants, and shopping centers, close to Fulton County Hospital, and near Salem High School, known for strong academics and competitive athletic programs. If you are searching for a turnkey property that offers space, updates, and everyday convenience in Salem, this home deserves your attention.

21. 2026-04-10
    listed $139,900 Active 1744-char remark

    Show marketing remark (1744 chars)

    Updated Home in Small-Town ArkansasWelcome to this beautifully updated 3-bedroom, 1-bath home located in the heart of Salem, Arkansas. Built in 1980 and offering approximately 1,176 square feet of thoughtfully designed living space, this property combines comfort, functionality, and convenience in one move-in-ready package. Inside, you will find a spacious open layout that seamlessly connects the living room, dining area, and kitchen. The natural flow creates an inviting atmosphere for everyday living while also providing the perfect setting for hosting family and friends. Recent interior updates give the home a fresh, modern feel, allowing you to move in with confidence and enjoy low-maintenance living from day one. The three bedrooms offer comfortable accommodations with flexibility for guests, a home office, or additional storage. The bathroom is well-appointed and centrally located for convenience. Step outside to a generously sized yard filled with opportunity. Whether you envision adding a swimming pool, setting up a trampoline, planting a garden, or creating a cozy firepit area for evening gatherings, the outdoor space allows you to design it to fit your lifestyle. Modern connectivity is already in place with fiber optic internet available through NAEC, providing fast and reliable service ideal for remote work, streaming, or online learning. Location is a true highlight. This home is just minutes from local shops, restaurants, and shopping centers, close to Fulton County Hospital, and near Salem High School, known for strong academics and competitive athletic programs. If you are searching for a turnkey property that offers space, updates, and everyday convenience in Salem, this home deserves your attention.

22. 2026-04-09
    listed $139,900 New Listing 813-char remark

    Show marketing remark (813 chars)

    Updated Home in Small-Town Arkansas Welcome to this updated 3-bedroom, 1-bath home built in 1980, offering 1,176 square feet of comfortable living space in the heart of Salem, Arkansas. The open layout connects the living room, dining area, and kitchen, creating a functional flow for daily living and gatherings. Recent interior updates make this home move-in ready and easy to maintain. Outside, the spacious yard offers room for a pool, garden, trampoline, or firepit area. Fiber optic internet through NAEC provides fast, reliable service for remote work and streaming. Conveniently located minutes from local shops and restaurants, near Fulton County Hospital, and close to Salem High School. If you are looking for a well-kept, turnkey home with space and convenience, this property is ready to welcome you.

23. 2024-11-10
    historical
24. 2024-07-22
    price $117,000
25. 2024-07-04
    listed $145,000 New Listing
26. 2021-11-10
    soldstatus $115,000 Sold
27. 2021-11-10
    soldstatus $115,000
28. 2021-11-05
    historical Take Backups
29. 2021-08-23
    listed $124,900 New Listing
30. 2013-12-01
    historical
31. 2013-05-10
    listed $63,900
32. 1994-11-10
    soldstatus $30,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$65/yr (+$5/mo · 8.8%)

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

Taxation est. · year 1

• Rental income: $12,094
• − Mortgage interest: −$6,996
• − Property taxes: −$734
• − Insurance: −$624
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,633
• Taxable loss: −$1,830
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $774/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: Salem School District
• NCES district ID: 0512090
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $34,918
• Composite: 44.66/100
• National rank: #2766
• State rank: #10 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, AR
• Population (ZIP): 3,748

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 187.7518
• 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

+366.3% since first listed

15 events — show timeline

• 2026-05-14 Relisted — SOMO
• 2026-05-04 Pending — CARMLS
• 2026-05-04 Pending — SOMO
• 2026-04-10 Listed $139,900 SOMO
• 2026-04-09 Listed $139,900 CARMLS
• 2024-11-10 Listing Removed — CARMLS
• 2024-07-22 Price Changed $117,000 CARMLS
• 2024-07-04 Listed $145,000 CARMLS
• 2021-11-10 Sold (Public Records) $115,000 Public Records
• 2021-11-10 Sold (MLS) $115,000 CARMLS
• 2021-11-05 Contingent — CARMLS
• 2021-08-23 Listed $124,900 CARMLS
• 2013-12-01 Listing Removed — CARMLS
• 2013-05-10 Listed $63,900 CARMLS
• 1994-11-10 Sold (Public Records) $30,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $734 · +287.9% YoY. Source: county tax records.