705 N 9th St St · Gurdon, AR 71743

$90,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 36 Days on market

Built 1980 0.33 ac lot $110/sqft · 97% 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Looking for a move-in ready home in Gurdon? This fully remodeled home offers modern updates, low-maintenance living, and an affordable opportunity for homeowners or investors in Clark County. Recent improvements include fresh interior paint, updated laminate flooring, all-new floor joists and subflooring, plus a newer roof for added peace of mind. The updated kitchen features new cabinetry, countertops, appliances, and fixtures with a clean, modern feel that buyers are searching for. Two energy-efficient mini-split units provide heating and cooling comfort year-round. Outside, enjoy a spacious yard with room for outdoor living, gardening, or pets, along with two storage buildings offering a

Key facts

• Spacious yard
• Fully remodeled home
• Updated kitchen

Tags

• FULLY REMODELED HOME
• UPDATED KITCHEN
• SPACIOUS YARD
• TWO STORAGE BUILDINGS
• MOVE-IN READY CONVENIENCE

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Rural Development, or Cash

Exterior

• Parking: 2-car parking
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Insulated windows
• Home design: Metal/vinyl siding exterior
• Construction: Metal roof; Crawl space foundation
• Exterior features: Partially fenced yard; Outside storage area; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split system
• Interior features: Washer and dryer connections (electric dryer); Electric water heater; Ceiling fans; Breakfast bar; Paneling and sheetrock ceilings; Laminate flooring
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $86k (4.7% below list).
• Recommended offer: $86k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#74 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, schools F.
• Gurdon School District (rural): math 20% / reading 21% proficiency, ranked #212 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $18k; list at $90k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,814 (4.7% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% 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 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $45,796
• List price: $90,000
• Delta: 96.52%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.95×
• Total profit: $23,920
• Equity at exit: $44,351

10-year hold

• IRR: 17.0%
• Equity multiple: 3.68×
• Total profit: $67,458
• Equity at exit: $71,538

Cash invested: $25,200 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $149

Break-even live

Break-even rent $670

Max offer price $90,000

Occupancy floor 78%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $90,000 Active 36 DOM
2. 2026-06-18
   days on market $90,000 Active 35 DOM
3. 2026-06-17
   days on market $90,000 Active 34 DOM
4. 2026-06-16
   days on market $90,000 Active 33 DOM
5. 2026-06-15
   days on market $90,000 Active 32 DOM
6. 2026-06-14
   days on market $90,000 Active 30 DOM
7. 2026-06-12
   days on market $90,000 Active 29 DOM
8. 2026-06-09
   days on market $90,000 Active 26 DOM
9. 2026-06-08
   days on market $90,000 Active 25 DOM
10. 2026-06-07
    days on market $90,000 Active 24 DOM
11. 2026-06-05
    days on market $90,000 Active 22 DOM
12. 2026-06-04
    days on market $90,000 Active 20 DOM
13. 2026-06-02
    days on market $90,000 Active 19 DOM
14. 2026-06-01
    days on market $90,000 Active 18 DOM
15. 2026-05-31
    days on market $90,000 Active 17 DOM
16. 2026-05-31
    days on market $90,000 Active 16 DOM
17. 2026-05-14
    listed $90,000 New Listing 967-char remark
18. 2026-05-13
    historical
19. 2026-02-19
    listed $90,000 New Listing
20. 2026-02-17
    historical
21. 2025-11-12
    listed $94,000 New Listing
22. 2025-07-15
    soldstatus $17,500 Sold
23. 2025-07-15
    soldstatus $18,000
24. 2025-06-25
    listed $25,000
25. 2025-06-25
    historical
26. 2007-04-25
    soldstatus $10,000
27. 1999-07-01
    soldstatus $17,000

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$339/yr (+$28/mo · 143.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,298
• − Mortgage interest: −$5,041
• − Property taxes: −$237
• − Insurance: −$450
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,618
• Taxable income: $303
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,712/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: Gurdon School District
• NCES district ID: 0507110
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $35,092
• Composite: 16.91/100
• National rank: #9139
• State rank: #212 of 238 in AR

Livability — Gurdon

• Score: 69/100
• State rank: #74
• US rank: #8878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gurdon, AR
• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

+429.4% since first listed

11 events — show timeline

• 2026-05-14 Listed $90,000 CARMLS
• 2026-05-13 Listing Removed — CARMLS
• 2026-02-19 Listed $90,000 CARMLS
• 2026-02-17 Listing Removed — CARMLS
• 2025-11-12 Listed $94,000 CARMLS
• 2025-07-15 Sold (Public Records) $18,000 Public Records
• 2025-07-15 Sold (MLS) $17,500 CARMLS
• 2025-06-25 Listing Removed — CARMLS
• 2025-06-25 Listed $25,000 CARMLS
• 2007-04-25 Sold (Public Records) $10,000 Public Records
• 1999-07-01 Sold (Public Records) $17,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $237 · +6.7% YoY. Source: county tax records.