709 Faye St · Lake City, AR 72437

$189,500

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 7 Days on market

Built 1980 Est $206k · 8% under

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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 +16.8/30.0
• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you are looking for a spacious home in the Lake City area under $200k then look no further! This home has over 1400 sq ft of living space. With rent prices soaring up this is the perfect time to buy! Call Josh to look at this home today!

Key facts

• Built 1980
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $158k (16.9% below list).
• Recommended offer: $158k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.1% in Lake City — 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 64/100 on livability (#180 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Riverside School District (rural): math 32% / reading 42% proficiency, ranked #103 of 238 in AR (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverside West Elem. School (math 47% / reading 52%, grade D, #93 of 454 statewide, top 23%, 296 students, 56% FRL); Riverside High School (math 27% / reading 40%, grade F, #112 of 292 statewide, top 39%, 331 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,500 (16.9% below list)

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 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?
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: 0.83% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $206,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Ladd	0.22mi	4/1.0 (+1)	1,325 (-6%)	2mo	$130,000	$98	72
202 Marcella Dr	0.30mi	3/2.0	1,420 (+1%)	11mo	$175,000	$123	72
1101 Dealyn St	0.37mi	3/1.0	1,524 (+8%)	4mo	$157,000	$103	67
1003 Sixth	0.31mi	3/2.0	1,300 (-8%)	2mo	$219,000	$168	66
1003 Sixth	0.42mi	3/2.0	1,300 (-8%)	2mo	$219,000	$168	61
101 Main	0.46mi	3/2.0	1,425 (+1%)	16mo	$25,000	$18	60
506 Maumelle St	0.43mi	3/2.0	1,470 (+4%)	12mo	$214,900	$146	59
801 Pyland	0.13mi	3/2.0	1,254 (-11%)	15mo	$207,000	$165	59
406 Tupelo St	0.40mi	3/2.0	1,520 (+8%)	14mo	$118,500	$78	53
116 Hickory Rd	0.61mi	2/2.0 (-1)	1,544 (+9%)	4mo	$180,000	$117	44
1404 Jordan St	0.62mi	3/2.0	1,570 (+11%)	7mo	$249,900	$159	42
1402 Pamela Dr	0.65mi	3/2.0	1,600 (+13%)	13mo	$266,900	$167	32

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

Projected returns pro-forma

9.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.08×
• Total profit: $110,401
• Equity at exit: $170,267

10-year hold

• IRR: 23.0%
• Equity multiple: 7.01×
• Total profit: $318,756
• Equity at exit: $366,711

Cash invested: $53,060 (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 72437

• Home prices YoY: 3.5%
• Active inventory: 34
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$51 /mo · $606/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $121

Break-even live

Break-even rent $1,422

Max offer price $189,500

Occupancy floor 87%

Sensitivity live

Price	-10% $228	-5% $175	+0% $121	+5% $67	+10% $14
Rent	-10% $-3	-5% $59	+0% $121	+5% $183	+10% $245
Rate	-1.0pp $216	-0.5pp $169	base $121	+0.5pp $72	+1.0pp $22

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1997 Teal Cv Lake City, AR	3.0	2.0	1263	$1,575	$1.25	45d	1	1.04mi

Listing history 6 events

1. 2026-06-16
   days on market $189,500 Active 7 DOM
2. 2026-06-15
   days on market $189,500 Active 6 DOM
3. 2026-06-14
   days on market $189,500 Active 4 DOM
4. 2026-06-12
   days on market $189,500 Active 3 DOM
5. 2026-06-09
   remarks 132-char remark
6. 2026-06-09
   listed $189,500 Active 1 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: $606 · $51/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$607/yr (+$51/mo · 100.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,900
• − Mortgage interest: −$10,615
• − Property taxes: −$606
• − Insurance: −$948
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,513
• Taxable loss: −$1,805
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,885/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: Riverside School District
• NCES district ID: 0500012
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $37,959
• Composite: 30.82/100
• National rank: #6136
• State rank: #103 of 238 in AR

Livability — Lake City

• Score: 64/100
• State rank: #180
• US rank: #14568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, AR
• Population (ZIP): 3,386

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craighead

• 2024 margin: Solid R (+37.4) · D 30.1% · R 67.5% · Other 2.4%
• 2008→2024 swing: -12.9pp toward R · 2008: -24.5pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+35.4 2016: R+35.2 2012: R+31.1 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.97%
• Current HPI: 295.1637
• 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

+26.4% since first listed

9 events — show timeline

• 2026-06-09 Listed $189,500 FSBO.com
• 2026-03-16 Sold (Public Records) $195,000 Public Records
• 2024-08-06 Sold (Public Records) $149,900 Public Records
• 2024-08-05 Sold (MLS) $900 CARMLS
• 2024-08-05 Sold (MLS) $149,900 NEABOR MLS
• 2024-06-02 Pending — CARMLS
• 2024-05-16 Delisted — NEABOR MLS
• 2024-05-10 Listed $149,900 CARMLS
• 2024-05-10 Listed $149,900 NEABOR MLS

Property tax history

-0.8%/yr

Latest (2025): $606 · +20.4% YoY. Source: county tax records.