623 N C St · Rogers, AR 72756

$115,000

None bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 4 Days on market

0.51 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots this size in DTR are becoming harder to find! Located on approximately 1/2 acre in the desirable downtown Rogers area, this property offers an exceptional opportunity for redevelopment, investment, or a future custom homesite. Existing structure on the property is considered to have no contributory value and will require removal. Property is being sold strictly AS-IS, WHERE-IS with no seller disclosure available. Enjoy the convenience of being just minutes from vibrant downtown Rogers, local dining, shopping, entertainment, and the Razorback Greenway with easy biking access. Rare chance to secure a larger lot in an area experiencing continued growth and revitalization. Buyer to satisfy themselves regarding utilities, zoning, lot dimensions, and future intended use.

Key facts

• 1/2 acre
• Custom homesite
• Easy biking access

Tags

• 1/2 ACRE
• DOWNTOWN ROGERS
• REDEVELOPMENT OPPORTUNITY
• CUSTOM HOMESITE
• EASY BIKING ACCESS
• LARGER LOT

Property features AI

Finance

• Other: Annual tax amount listed elsewhere (excluded per instructions)
• Financial info: Financial details not provided
• HOA & community: Monthly association fee (amount not specified); Community offers biking, shopping, and trails/paths

Exterior

• Parking: No driveway
• Security: No security features listed
• Utilities: Electricity available; Public water; Public sewer
• Home design: 2-story wood-sided home; Entry level details not provided; Facing direction not provided
• Construction: Wood siding construction; Crawlspace foundation; Built 25+ years ago
• Exterior features: Front porch; Cleared lot; Paved public road access

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom details not provided
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Wood flooring; No additional interior features listed
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 11.3% vs local median 2.6% in Rogers — 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 90/100 on livability (#1 in AR, #98 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 524 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $301,888
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 N 3rd St	0.36mi	2/1.0	1,604 (+13%)	1mo	$430,000	$268	61
805 E Lakeview Dr	0.36mi	3/2.0	1,334 (-6%)	9mo	$200,000	$150	61
608 N 3rd St	0.39mi	3/2.0	1,327 (-7%)	10mo	$330,000	$249	58
415 W Persimmon St	0.52mi	3/2.0	1,508 (+6%)	7mo	$270,000	$179	56
413 Spring St	0.49mi	3/2.0	1,508 (+6%)	10mo	$360,000	$239	55
321 E Locust St	0.09mi	2/1.0	1,232 (-14%)	23mo	$218,000	$177	54
323 N 3rd St	0.43mi	4/1.0	1,617 (+14%)	14mo	$345,000	$213	46
714 N 5th St	0.56mi	3/2.0	1,300 (-9%)	12mo	$275,000	$212	45
713 E Hilltop Dr	0.65mi	3/2.0	1,496 (+5%)	22mo	$299,000	$200	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.62×
• Total profit: $19,947
• Equity at exit: $17,147

10-year hold

• IRR: 26.7%
• Equity multiple: 3.88×
• Total profit: $92,835
• Equity at exit: $9,943

Cash invested: $32,200 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 524
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$603
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $482

Break-even live

Break-even rent $890

Max offer price $115,000

Occupancy floor 63%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N 1st St Rogers, AR	2.0	1.0–2.0	758	$1,795	$2.37	14d	29	0.31mi
104 W Chestnut St Rogers, AR	2.0	1.0–2.0	769	$1,799	$2.34	14d	22	0.46mi
738 N 5th St Unit 1359770P Rogers, AR	3.0	2.5	1657	$4,462	$2.69	14d	1	0.58mi
214 W Elm St Unit 103 Rogers, AR	2.0	1.0	1215	$1,900	$1.56	14d	1	0.64mi
623 N 7th St Rogers, AR	2.0	1.5	1000	$1,350	$1.35	23d	1	0.72mi
1302 S C Ct Rogers, AR	3.0	2.0	1206	$1,795	$1.49	23d	1	1.26mi
312 S 11th Pl Rogers, AR	2.0	1.5	1472	$1,175	$0.80	23d	1	1.30mi
314 S 11th Pl Rogers, AR	1.0	1.5	1472	$1,250	$0.85	23d	1	1.30mi
205 N 13th St Unit 201 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	21d	1	1.30mi
401 N 13th St Unit 202 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	21d	1	1.33mi
306 N 13th St Unit 101 Rogers, AR	3.0	2.0	1146	$1,395	$1.22	14d	1	1.36mi
1701 Old Prairie Creek Rd Unit 1221922P Rogers, AR	3.0	2.0	1388	$4,878	$3.51	14d	1	1.37mi
401 N 13th Pl Unit 202 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	23d	1	1.37mi
305 N 13th Pl Unit 101 Rogers, AR	3.0	2.0	1146	$1,395	$1.22	14d	1	1.37mi
205 N 13th Pl Unit 201 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	23d	1	1.39mi
2204 N 12th St Rogers, AR	3.0	2.0	1032	$1,400	$1.36	14d	1	1.45mi
505 Forest Dr Rogers, AR	3.0	2.0	1187	$1,550	$1.31	14d	1	1.46mi
1212 W Pine St Rogers, AR	3.0	2.0	1407	$1,595	$1.13	23d	1	1.46mi
503 Persimmon Cir Rogers, AR	2.0	2.0	1404	$1,275	$0.91	21d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on marketlisting id $115,000 Pending 4 DOM
2. 2026-05-19
   status Pending 780-char remark

   Show marketing remark (780 chars)

   Lots this size in DTR are becoming harder to find! Located on approximately 1/2 acre in the desirable downtown Rogers area, this property offers an exceptional opportunity for redevelopment, investment, or a future custom homesite. Existing structure on the property is considered to have no contributory value and will require removal. Property is being sold strictly AS-IS, WHERE-IS with no seller disclosure available. Enjoy the convenience of being just minutes from vibrant downtown Rogers, local dining, shopping, entertainment, and the Razorback Greenway with easy biking access. Rare chance to secure a larger lot in an area experiencing continued growth and revitalization. Buyer to satisfy themselves regarding utilities, zoning, lot dimensions, and future intended use.

3. 2026-05-19
   status Pending

   Show marketing remark (780 chars)

   Lots this size in DTR are becoming harder to find! Located on approximately 1/2 acre in the desirable downtown Rogers area, this property offers an exceptional opportunity for redevelopment, investment, or a future custom homesite. Existing structure on the property is considered to have no contributory value and will require removal. Property is being sold strictly AS-IS, WHERE-IS with no seller disclosure available. Enjoy the convenience of being just minutes from vibrant downtown Rogers, local dining, shopping, entertainment, and the Razorback Greenway with easy biking access. Rare chance to secure a larger lot in an area experiencing continued growth and revitalization. Buyer to satisfy themselves regarding utilities, zoning, lot dimensions, and future intended use.

4. 2026-05-18
   listed $115,000 Active
5. 2026-05-15
   listed $115,000 Active 780-char remark

   Show marketing remark (780 chars)

   Lots this size in DTR are becoming harder to find! Located on approximately 1/2 acre in the desirable downtown Rogers area, this property offers an exceptional opportunity for redevelopment, investment, or a future custom homesite. Existing structure on the property is considered to have no contributory value and will require removal. Property is being sold strictly AS-IS, WHERE-IS with no seller disclosure available. Enjoy the convenience of being just minutes from vibrant downtown Rogers, local dining, shopping, entertainment, and the Razorback Greenway with easy biking access. Rare chance to secure a larger lot in an area experiencing continued growth and revitalization. Buyer to satisfy themselves regarding utilities, zoning, lot dimensions, and future intended use.

6. 2013-04-18
   soldstatus $50,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$107/yr (+$9/mo · 17.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,003
• − Mortgage interest: −$6,442
• − Property taxes: −$629
• − Insurance: −$575
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,345
• Taxable income: $4,132
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,790/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Rogers

• Score: 90/100
• State rank: #1
• US rank: #98

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, AR
• County: Benton County · 259,241 people
• City population: 90,024
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• Metro: Fayetteville-Springdale-Rogers, AR
• 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

+130.0% since first listed

5 events — show timeline

• 2026-05-19 Pending — NWARMLS
• 2026-05-19 Pending — NWARMLS
• 2026-05-18 Listed $115,000 NWARMLS
• 2026-05-15 Listed $115,000 NWARMLS
• 2013-04-18 Sold (Public Records) $50,000 Public Records

Property tax history

+41.1%/yr

Latest (2025): $629 · +9.9% YoY. Source: county tax records.