1808 S Leslie St · Stuttgart, AR 72160

$68,080

3 bd · 2.0 ba · 2,130 sqft · SingleFamily public records · 78 Days on market

Built 1958 0.48 ac lot $32/sqft · 50% below area Est $121k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute and spacious home has 3 bedrooms, 2 living areas, nice size kitchen, dining room, sunroom, 1-car garage, fenced back yard with storage bldg/small shop, approximately 0.48 acre lot. HUD Owned Property, Case #031-582806, agents please READ confidential remarks for showing instructions and offer submission information.

Key facts

• Fenced back yard
• Small shop
• 0.48 acre lot

Tags

• FENCED BACK YARD
• STORAGE BLDG
• SMALL SHOP
• 0.48 ACRE LOT
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#163 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Stuttgart School District (town): math 28% / reading 24% proficiency, ranked #180 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $471 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Arkansas County population projected at -19% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,995 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.34%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $120,612
• List price: $68,080
• Delta: -43.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 S Main St	0.55mi	4/2.0 (+1)	2,110 (-1%)	1mo	$165,000	$78	67
1109 Penny Pl	0.60mi	3/2.0	2,148 (+1%)	13mo	$295,000	$137	60
1103 S College St	0.49mi	3/2.0	2,268 (+6%)	10mo	$110,000	$49	58
808 S College St	0.67mi	4/2.0 (+1)	2,020 (-5%)	8mo	$119,000	$59	48
1902 S Cherry St	0.64mi	3/2.5	2,442 (+15%)	1mo	$301,500	$123	43
1108 Cherry Court Ct	0.64mi	4/3.5 (+1)	2,292 (+8%)	19mo	$275,000	$120	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 2.14×
• Total profit: $21,698
• Equity at exit: $10,151

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $61,061
• Equity at exit: $5,886

Cash invested: $19,062 (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 72160

• Home prices YoY: -31.9%
• Active inventory: 39
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $514

Break-even live

Break-even rent $574

Max offer price $68,080

Occupancy floor 53%

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: $17,020
• Closing costs: $2,042
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $68,080 Active 78 DOM
2. 2026-06-18
   days on market $68,080 Active 77 DOM
3. 2026-06-17
   days on market $68,080 Active 76 DOM
4. 2026-06-16
   days on market $68,080 Active 75 DOM
5. 2026-06-15
   days on market $68,080 Active 74 DOM
6. 2026-06-14
   days on market $68,080 Active 72 DOM
7. 2026-06-12
   days on market $68,080 Active 71 DOM
8. 2026-06-09
   days on market $68,080 Active 68 DOM
9. 2026-06-08
   days on market $68,080 Active 67 DOM
10. 2026-06-07
    days on market $68,080 Active 66 DOM
11. 2026-06-07
    days on market $68,080 Active 65 DOM
12. 2026-06-04
    days on market $68,080 Active 62 DOM
13. 2026-06-02
    days on market $68,080 Active 61 DOM
14. 2026-06-01
    days on market $68,080 Active 60 DOM
15. 2026-05-31
    days on market $68,080 Active 59 DOM
16. 2026-05-31
    days on market $68,080 Active 58 DOM
17. 2026-05-19
    price $68,080 327-char remark

    Show marketing remark (327 chars)

    This cute and spacious home has 3 bedrooms, 2 living areas, nice size kitchen, dining room, sunroom, 1-car garage, fenced back yard with storage bldg/small shop, approximately 0.48 acre lot. HUD Owned Property, Case #031-582806, agents please READ confidential remarks for showing instructions and offer submission information.

18. 2026-04-02
    listed $74,000 New Listing 327-char remark

    Show marketing remark (327 chars)

    This cute and spacious home has 3 bedrooms, 2 living areas, nice size kitchen, dining room, sunroom, 1-car garage, fenced back yard with storage bldg/small shop, approximately 0.48 acre lot. HUD Owned Property, Case #031-582806, agents please READ confidential remarks for showing instructions and offer submission information.

19. 2023-06-20
    soldstatus $99,500
20. 2021-07-01
    soldstatus $55,000
21. 2021-06-24
    soldstatus $55,000 240-char remark

    Show marketing remark (240 chars)

    This fixer-upper is a must see!! There's lots of room for your family or could be a good investment. It has great curb appeal and sits on a large shady lot. Call Leah 870-830-1319 to see all this home has to offer. Info taken from tax card.

22. 2021-06-09
    listed $55,000 240-char remark

    Show marketing remark (240 chars)

    This fixer-upper is a must see!! There's lots of room for your family or could be a good investment. It has great curb appeal and sits on a large shady lot. Call Leah 870-830-1319 to see all this home has to offer. Info taken from tax card.

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $14,691
• − Mortgage interest: −$3,814
• − Property taxes: −$816
• − Insurance: −$340
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,981
• Taxable income: $5,390
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $4,872/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: Stuttgart School District
• NCES district ID: 0512960
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $38,851
• Composite: 21.85/100
• National rank: #8240
• State rank: #180 of 238 in AR

Livability — Stuttgart

• Score: 64/100
• State rank: #163
• US rank: #13757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuttgart, AR
• Population (ZIP): 8,895

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.76%
• Current HPI: 159.9216
• 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

+23.8% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $68,080 CARMLS
• 2026-04-02 Listed $74,000 CARMLS
• 2023-06-20 Sold (Public Records) $99,500 Public Records
• 2021-07-01 Sold (Public Records) $55,000 Public Records
• 2021-06-24 Sold (MLS) $55,000 CARMLS
• 2021-06-09 Listed $55,000 CARMLS

Property tax history

+34.6%/yr

Latest (2025): $816 · -10.9% YoY. Source: county tax records.