3296 Hwy 278 E · Hope, AR 71801

$140,000

2 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 252 Days on market

Built 1965 7.26 ac lot $76/sqft · 50% below area

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Why this score? — see what drove the D- 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 +12.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

Key facts

• Front porch
• Storage buildings
• 7.26 acre lot

Tags

• FRONT PORCH
• STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-33 ($-402/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (24.1% below list).
• Recommended offer: $106k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#161 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, crime F, amenities F.
• Hope School District (town): math 13% / reading 21% proficiency, ranked #221 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wm. Jefferson Clinton Primary (math 14% / reading 13%, grade F, #413 of 454 statewide, top 91%, 977 students, 100% FRL); Beryl Henry Upper Elem. School (math 10% / reading 13%, grade F, #190 of 201 statewide, top 95%, 214 students, 100% FRL); Hope High School (math 7% / reading 23%, grade F, #260 of 292 statewide, top 89%, 590 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hempstead County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,296 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $282,209
• List price: $140,000
• Delta: -50.39%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-24,860
• Equity at exit: $20,874

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-24,562
• Equity at exit: $12,105

Cash invested: $39,200 (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 71801

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-33

Break-even live

Break-even rent $1,105

Max offer price $134,088

Occupancy floor 98%

Sensitivity live

Price	-10% $46	-5% $6	+0% $-33	+5% $-73	+10% $-113
Rent	-10% $-117	-5% $-75	+0% $-33	+5% $9	+10% $51
Rate	-1.0pp $37	-0.5pp $2	base $-33	+0.5pp $-70	+1.0pp $-107

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $140,000 Active 252 DOM
2. 2026-06-19
   days on market $140,000 Active 250 DOM
3. 2026-06-18
   days on market $140,000 Active 249 DOM
4. 2026-06-17
   days on market $140,000 Active 248 DOM
5. 2026-06-16
   days on market $140,000 Active 247 DOM
6. 2026-06-15
   days on market $140,000 Active 246 DOM
7. 2026-06-14
   days on market $140,000 Active 244 DOM
8. 2026-06-13
   days on market $140,000 Active 243 DOM
9. 2026-06-10
   remarks 554-char remark
10. 2026-06-10
    days on marketlisting id $140,000 Active 241 DOM
11. 2026-06-09
    days on market $140,000 Active 239 DOM
12. 2026-06-08
    days on market $140,000 Active 238 DOM
13. 2026-06-07
    days on market $140,000 Active 237 DOM
14. 2026-06-05
    days on market $140,000 Active 234 DOM
15. 2026-06-03
    days on market $140,000 Active 233 DOM
16. 2026-06-02
    days on market $140,000 Active 232 DOM
17. 2026-06-01
    days on market $140,000 Active 231 DOM
18. 2026-05-31
    days on market $140,000 Active 230 DOM
19. 2026-05-30
    days on market $140,000 Active 229 DOM
20. 2026-01-07
    price $140,000 442-char remark

    Show marketing remark (442 chars)

    Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

21. 2026-01-06
    price $140,000 564-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

22. 2025-12-31
    price $160,000 442-char remark

    Show marketing remark (442 chars)

    Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

23. 2025-12-30
    price $160,000 564-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

24. 2025-11-25
    status Active 564-char remark

    Show marketing remark (442 chars)

    Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

25. 2025-11-25
    status Back on Market 442-char remark

    Show marketing remark (442 chars)

    Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

26. 2025-11-20
    status Pending 564-char remark

    Show marketing remark (442 chars)

    Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

27. 2025-11-20
    status Under Contract 442-char remark

    Show marketing remark (442 chars)

    Two-bedroom 2 bath all face brick home for sale. Just outside the city limits of Hope, AR. , plenty of room for all toys and pets. Has 2 fully stocked ponds or do you prefer ATV riding, horseback riding or Deer hunting. Home has a front porch for sitting that is 78 sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20x20) bedroom.

28. 2025-11-02
    price $180,000 442-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

29. 2025-11-02
    price $180,000 564-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

30. 2025-10-08
    listed $185,000 New Listing 442-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

31. 2025-10-08
    price $185,000 564-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

32. 2025-09-22
    listed $197,579 Active 564-char remark

    Show marketing remark (564 chars)

    New Legal guardian being appointed by courts, all offers are on hold until then. OWNER said "BRING ALL OFFERS" Two-bedroom 2 bath ALL face brick home for sale. Just outside the city limits of Hope, Ar. , plenty of room for all toys and pets. @ 2 fully stocked fishing ponds or do you prefer ATV riding, horse riding or Deer hunting. Home has a front porch for sitting that is 78sf. There are several storage buildings on the property also. Additional square footage can be attained by enclosing the carport. That would allow for a 460 sf (20X20) bedroom.

33. 2022-06-21
    soldstatus $180,000
34. 2022-06-21
    soldstatus $180,000
35. 1998-06-05
    soldstatus $87,000

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,756
• − Mortgage interest: −$7,842
• − Property taxes: −$968
• − Insurance: −$700
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$4,073
• Taxable loss: −$2,869
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $287/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: Hope School District
• NCES district ID: 0507840
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $32,285
• Composite: 13.71/100
• National rank: #9495
• State rank: #221 of 238 in AR

Livability — Hope

• Score: 64/100
• State rank: #161
• US rank: #13723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,907

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 31% Hispanic / Latino 18% Two or more races 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.22%
• Current HPI: 136.8593
• 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

+60.9% since first listed

16 events — show timeline

• 2026-01-07 Price Changed $140,000 CARMLS
• 2026-01-06 Price Changed $140,000 TBOR
• 2025-12-31 Price Changed $160,000 CARMLS
• 2025-12-30 Price Changed $160,000 TBOR
• 2025-11-25 Relisted — TBOR
• 2025-11-25 Relisted — CARMLS
• 2025-11-20 Pending — TBOR
• 2025-11-20 Pending — CARMLS
• 2025-11-02 Price Changed $180,000 CARMLS
• 2025-11-02 Price Changed $180,000 TBOR
• 2025-10-08 Listed $185,000 CARMLS
• 2025-10-08 Price Changed $185,000 TBOR
• 2025-09-22 Listed $197,579 TBOR
• 2022-06-21 Sold (Public Records) $180,000 Public Records
• 2022-06-21 Sold (Public Records) $180,000 Public Records
• 1998-06-05 Sold (Public Records) $87,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $968 · +0.0% YoY. Source: county tax records.