552 Little River 143 · Foreman, AR 71822

$49,500

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 6 Days on market

Built 1960

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 Houses on 2 Acres. .. .. . Wonderfully secluded, yet close enough to civilization; 15 minutes to Ashdown, 10 minutes to Foreman. Close proximity for hunting/fishing. House 1: 2 bedroom 1-2 bathroom (plumbing in place for 2nd bathroom) Some recent updates: new roof (2025), new water heater (2026), septic tank just emptied. House 2: 2 bedroom 1 bathroom It& apos; s a blank canvas! (pipes/plumbing ready) Stove, fridge, washer all stay and were all bought brand new 6 months ago. Great school district(s). You can choose between Ashdown and Foreman. Make this your own slice of paradise. .. .it& apos; s livable now, but with some TLC there& apos; s endless possibilities.

Key facts

• Septic tank emptied
• New water heater
• 2 acres

Tags

• 2 ACRES
• NEW ROOF
• NEW WATER HEATER
• SEPTIC TANK EMPTIED
• STOVE FRIDGE WASHER STAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $50k).

Location & tenants

• Location reads 57/100 on livability (#335 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: schools D, amenities F, commute F.
• Foreman School District (rural): math 38% / reading 38% proficiency, ranked #92 of 238 in AR (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 4 units permitted in Little River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($342 loan paydown + $3k appreciation (5.9% local appreciation)).
• Little River County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,500

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.87% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.79%
• DSCR: 2.64
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.96×
• Total profit: $41,064
• Equity at exit: $30,817

10-year hold

• IRR: 43.7%
• Equity multiple: 8.19×
• Total profit: $99,656
• Equity at exit: $55,627

Cash invested: $13,860 (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 71822

• Home prices YoY: 4.0%
• Active inventory: 23
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $425

Break-even live

Break-even rent $388

Max offer price $49,500

Occupancy floor 49%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $49,500 Active 6 DOM
2. 2026-06-18
   days on market $49,500 Active 5 DOM
3. 2026-06-17
   days on market $49,500 Active 4 DOM
4. 2026-06-16
   days on market $49,500 Active 3 DOM
5. 2026-06-15
   days on market $49,500 Active 2 DOM
6. 2026-06-14
   remarks 676-char remark
7. 2026-06-14
   listed $49,500 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: $314 · $26/mo
• Projected year-2 tax: $317 · $26/mo
• Expected delta: +$3/yr ($0/mo · 0.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $11,108
• − Mortgage interest: −$2,773
• − Property taxes: −$314
• − Insurance: −$248
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$1,440
• Taxable income: $4,557
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,005/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: Foreman School District
• NCES district ID: 0506240
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $40,188
• Composite: 31.91/100
• National rank: #5853
• State rank: #92 of 238 in AR

Livability — Foreman

• Score: 57/100
• State rank: #335
• US rank: #21650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,327
• Population (ZIP): 7,830

Population outlook (Little River County) Hauer SSP2

• Today (2025): 11,251 people
• By 2030: 10,529 · -6.4%
• By 2040: 9,211 · -18.1%
• By 2050: 7,999 · -28.9%
• By 2075: 5,779 · -48.6%
• By 2100: 4,395 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Little River

• 2024 margin: Solid R (+54.3) · D 22.1% · R 76.4% · Other 1.4%
• 2008→2024 swing: -25.3pp toward R · 2008: -29.0pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+48.1 2016: R+42.5 2012: R+36.3 2008: R+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 154.3964
• 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

-0.8% since first listed

6 events — show timeline

• 2026-06-14 Listed $49,500 FSBO.com
• 2025-03-12 Sold (MLS) — TBOR
• 2025-01-16 Pending — TBOR
• 2025-01-08 Listed $24,900 TBOR
• 2024-07-10 Price Changed $39,900 TBOR
• 2023-09-20 Listed $49,900 TBOR

Property tax history

-0.9%/yr

Latest (2025): $314 · +0.0% YoY. Source: county tax records.