4483 Ar 203 Hwy · Hampton, AR 71744

$99,900

2 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 66 Days on market

1.00 ac lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Neat and Affordable on a beautiful 1 acre property in Hampton! With 1249 sq ft of living space, this 2 Bedroom, 1 Bath home would be a great starter or step down property! Located in the Woodberry community of Hampton, this home offers a roomy interior and abundance of storage space. There is a large shop (with the possibility of restoring plumbing lines), a small outbuilding, and a wonderful covered back porch. If self-reliance is what you are looking for- there is a spring water well on the property that has been used in previous years- and the land would be ideal for gardening. This home is an older property but has had many improvements. The roofs on both the house and shop were replaced approximately 3-4 years ago, the septic system and field lines were completely replaced about 8 years ago, and the interior has had foundation repairs and new lvp added over the last 5 years. In 2026, new foundation skirting was installed. Don't miss this affordable property!

Key facts

• Foundation repairs
• Spring water well
• 1 acre property

Tags

• 1 ACRE PROPERTY
• LARGE SHOP
• SMALL OUTBUILDING
• COVERED BACK PORCH
• SPRING WATER WELL
• FOUNDATION REPAIRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#87 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime D-, amenities F.
• Hampton School District (rural): math 20% / reading 25% proficiency, ranked #205 of 238 in AR (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hampton Elementary School (math 27% / reading 32%, grade F, #305 of 454 statewide, top 71%, 285 students, 70% FRL); Hampton High School (math 12% / reading 22%, grade F, #255 of 292 statewide, top 89%, 258 students, 72% FRL) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Calhoun County population projected at -20% 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.71×
• Total profit: $19,781
• Equity at exit: $44,919

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $59,621
• Equity at exit: $69,226

Cash invested: $27,972 (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 71744

• Active inventory: 15
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $121

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $190	-5% $156	+0% $121	+5% $87	+10% $52
Rent	-10% $40	-5% $81	+0% $121	+5% $162	+10% $203
Rate	-1.0pp $172	-0.5pp $147	base $121	+0.5pp $95	+1.0pp $69

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 66 DOM
2. 2026-06-19
   days on market $99,900 Active 64 DOM
3. 2026-06-18
   days on market $99,900 Active 63 DOM
4. 2026-06-17
   days on market $99,900 Active 62 DOM
5. 2026-06-16
   days on market $99,900 Active 61 DOM
6. 2026-06-15
   days on market $99,900 Active 60 DOM
7. 2026-06-14
   days on market $99,900 Active 58 DOM
8. 2026-06-12
   days on market $99,900 Active 57 DOM
9. 2026-06-09
   days on market $99,900 Active 54 DOM
10. 2026-06-08
    days on market $99,900 Active 53 DOM
11. 2026-06-07
    days on market $99,900 Active 52 DOM
12. 2026-06-05
    days on market $99,900 Active 50 DOM
13. 2026-06-04
    statusdays on market $99,900 Active 48 DOM
14. 2026-06-02
    days on market $99,900 Price Change 47 DOM
15. 2026-06-01
    days on market $99,900 Price Change 46 DOM
16. 2026-05-31
    days on market $99,900 Price Change 45 DOM
17. 2026-05-31
    days on market $99,900 Price Change 44 DOM
18. 2026-05-05
    status Under Contract 978-char remark

    Show marketing remark (978 chars)

    Neat and Affordable on a beautiful 1 acre property in Hampton! With 1249 sq ft of living space, this 2 Bedroom, 1 Bath home would be a great starter or step down property! Located in the Woodberry community of Hampton, this home offers a roomy interior and abundance of storage space. There is a large shop (with the possibility of restoring plumbing lines), a small outbuilding, and a wonderful covered back porch. If self-reliance is what you are looking for- there is a spring water well on the property that has been used in previous years- and the land would be ideal for gardening. This home is an older property but has had many improvements. The roofs on both the house and shop were replaced approximately 3-4 years ago, the septic system and field lines were completely replaced about 8 years ago, and the interior has had foundation repairs and new lvp added over the last 5 years. In 2026, new foundation skirting was installed. Don't miss this affordable property!

19. 2026-04-02
    price $104,900 978-char remark

    Show marketing remark (978 chars)

    Neat and Affordable on a beautiful 1 acre property in Hampton! With 1249 sq ft of living space, this 2 Bedroom, 1 Bath home would be a great starter or step down property! Located in the Woodberry community of Hampton, this home offers a roomy interior and abundance of storage space. There is a large shop (with the possibility of restoring plumbing lines), a small outbuilding, and a wonderful covered back porch. If self-reliance is what you are looking for- there is a spring water well on the property that has been used in previous years- and the land would be ideal for gardening. This home is an older property but has had many improvements. The roofs on both the house and shop were replaced approximately 3-4 years ago, the septic system and field lines were completely replaced about 8 years ago, and the interior has had foundation repairs and new lvp added over the last 5 years. In 2026, new foundation skirting was installed. Don't miss this affordable property!

20. 2026-03-25
    listed $99,900 New Listing 978-char remark

    Show marketing remark (978 chars)

    Neat and Affordable on a beautiful 1 acre property in Hampton! With 1249 sq ft of living space, this 2 Bedroom, 1 Bath home would be a great starter or step down property! Located in the Woodberry community of Hampton, this home offers a roomy interior and abundance of storage space. There is a large shop (with the possibility of restoring plumbing lines), a small outbuilding, and a wonderful covered back porch. If self-reliance is what you are looking for- there is a spring water well on the property that has been used in previous years- and the land would be ideal for gardening. This home is an older property but has had many improvements. The roofs on both the house and shop were replaced approximately 3-4 years ago, the septic system and field lines were completely replaced about 8 years ago, and the interior has had foundation repairs and new lvp added over the last 5 years. In 2026, new foundation skirting was installed. Don't miss this affordable property!

21. 2024-10-04
    historical
22. 2024-10-02
    listed $99,900 New Listing

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,331
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,906
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,491/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: Hampton School District
• NCES district ID: 0507230
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $35,288
• Composite: 18.57/100
• National rank: #8909
• State rank: #205 of 238 in AR

Livability — Hampton

• Score: 68/100
• State rank: #87
• US rank: #9720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,961

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 4,921 people
• By 2030: 4,726 · -4.0%
• By 2040: 4,314 · -12.3%
• By 2050: 3,912 · -20.5%
• By 2075: 3,300 · -32.9%
• By 2100: 2,891 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+61.9) · D 18.1% · R 80.0% · Other 1.9%
• 2008→2024 swing: -27.1pp toward R · 2008: -34.8pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+53.0 2016: R+40.8 2012: R+36.7 2008: R+34.8

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

+5.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — CARMLS
• 2026-04-02 Price Changed $104,900 CARMLS
• 2026-03-25 Listed $99,900 CARMLS
• 2024-10-04 Listing Removed — CARMLS
• 2024-10-02 Listed $99,900 CARMLS

Property tax history

-7.4%/yr

Latest (2023): $9 · +0.0% YoY. Source: county tax records.