99 Pine Ave · Mena, AR 71953

$89,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 15 Days on market

Built 1960 10,759 sqft lot Est $63k · 41% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Appreciation +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

SOLAR PANELS provide most of the electricity for this home on nearly 1 acre inside the city limits! 1/2 mile to Walmart. 3 bedroom/1 bath fixer-upper waiting for you to turn into a nice home. Newer Metal Roof, attached carport, kitchen has cabinets, stainless sink with newer faucet, dishwasher is not installed, on demand water heater is in the large bathroom with laundry area which needs to be finished. Large covered back deck leads down to the yard with newer mini barn and lean to addition started. Park like yard has creek bed at the edge of property. Selling AS IS with no repairs.

Key facts

• Solar energy system
• Covered carport
• Detached sheds

Tags

• SOLAR ENERGY SYSTEM
• DETACHED SHEDS
• COVERED CARPORT
• CORNER LOT

Property features AI

Exterior

• Home design: House
• Exterior features: Lot sized approximately 10,759 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.1% in Mena — 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 (#142 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Mena School District (rural): math 42% / reading 38% proficiency, ranked #70 of 238 in AR (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $615 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $89k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 1.07% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $62,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 S Third St	0.17mi	2/1.0	856 (+12%)	9mo	$70,000	$82	66
201 Church Ave	0.65mi	1/1.0 (-1)	727 (-5%)	2mo	$105,000	$144	54
1101 S Ninth	0.58mi	3/1.0 (+1)	819 (+7%)	11mo	$38,000	$46	48

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.27×
• Total profit: $6,815
• Equity at exit: $20,695

10-year hold

• IRR: 12.8%
• Equity multiple: 2.23×
• Total profit: $30,679
• Equity at exit: $21,067

Cash invested: $24,920 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $224

Break-even live

Break-even rent $670

Max offer price $89,000

Occupancy floor 71%

Sensitivity live

Price	-10% $275	-5% $250	+0% $224	+5% $199	+10% $174
Rent	-10% $149	-5% $187	+0% $224	+5% $262	+10% $300
Rate	-1.0pp $269	-0.5pp $247	base $224	+0.5pp $201	+1.0pp $178

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Pine Ave Mena, AR	2.0	1.0	750	$875	$1.17	44d	1	0.03mi
306 Hornbeck Ave Mena, AR	3.0	2.0	776	$1,100	$1.42	44d	1	0.19mi

Listing history 11 events

1. 2026-06-19
   days on market $89,000 Active 15 DOM
2. 2026-06-18
   days on market $89,000 Active 14 DOM
3. 2026-06-17
   days on market $89,000 Active 13 DOM
4. 2026-06-16
   days on market $89,000 Active 12 DOM
5. 2026-06-15
   days on market $89,000 Active 11 DOM
6. 2026-06-14
   days on market $89,000 Active 9 DOM
7. 2026-06-12
   days on market $89,000 Active 8 DOM
8. 2026-06-09
   days on market $89,000 Active 5 DOM
9. 2026-06-08
   days on market $89,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $89,000 Active 3 DOM

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$267/yr (+$22/mo · 88.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,446
• − Mortgage interest: −$4,985
• − Property taxes: −$303
• − Insurance: −$445
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,589
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,383/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: Mena School District
• NCES district ID: 0509750
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $32,941
• Composite: 32.88/100
• National rank: #5607
• State rank: #70 of 238 in AR

Livability — Mena

• Score: 65/100
• State rank: #142
• US rank: #12615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mena, AR
• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+1680.0% since first listed

18 events — show timeline

• 2026-06-04 Listed $89,000 ForSaleByOwner.com
• 2026-05-19 Rental Removed $875 TURBOTENANT
• 2026-04-29 Listed for Rent $875 TURBOTENANT
• 2026-04-28 Rental Removed $875 TURBOTENANT
• 2026-04-18 Listed for Rent $875 TURBOTENANT
• 2024-09-17 Rental Removed $895 TURBOTENANT
• 2024-07-26 Listed for Rent $895 TURBOTENANT
• 2024-07-13 Rental Removed $895 TURBOTENANT
• 2024-06-29 Listed for Rent $895 TURBOTENANT
• 2023-01-16 Sold (MLS) $32,000 CARMLS
• 2022-11-15 Listed $38,000 CARMLS
• 2021-06-09 Sold (Public Records) $46,000 Public Records
• 2016-03-17 Sold (Public Records) $45,000 Public Records
• 2010-04-06 Sold (Public Records) $33,000 Public Records
• 2010-04-05 Sold (MLS) $33,000 CARMLS
• 2010-03-09 Listing Removed — CARMLS
• 2009-05-05 Listed $37,000 CARMLS
• 2004-04-08 Sold (Public Records) $5,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $303 · +8.3% YoY. Source: county tax records.