802 S Olive Dr · Clarksville, AR 72830

$127,500

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 269 Days on market

Built 1997 10,776 sqft lot $111/sqft · 7% below area Est $136k · 7% 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 +23.2/30.0
• ARV discount +10.4/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

Key facts

• Deep back yard
• Investment property
• Chain link fencing

Tags

• INVESTMENT PROPERTY
• ESTABLISHED NEIGHBORHOOD
• DEEP BACK YARD
• CHAIN LINK FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.5% in Clarksville — 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 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clarksville Primary School (398 students, 77% FRL); Kraus Middle School (math 40% / reading 39%, grade F, #92 of 201 statewide, top 50%, 398 students, 71% FRL); Clarksville High School (math 12% / reading 32%, grade F, #213 of 292 statewide, top 77%, 561 students, 66% FRL).
• Market conditions: 153 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $136,374
• List price: $127,500
• Delta: -6.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Olive	0.05mi	3/1.5	1,000 (-13%)	4mo	$125,000	$125	72
300 E Thompson St	0.46mi	3/1.0	1,056 (-8%)	3mo	$129,180	$122	60
904 S Olive Dr	0.08mi	3/1.5	1,000 (-13%)	19mo	$130,000	$130	59
101 Peden Dr	0.33mi	3/1.0	1,300 (+13%)	14mo	$142,000	$109	49
106 Perry St	0.72mi	3/1.0	1,144 (-1%)	23mo	$46,000	$40	44
413 Carter	0.48mi	2/1.0 (-1)	1,072 (-7%)	20mo	$75,000	$70	42
1005 W Taylor St	0.75mi	3/2.0	1,288 (+12%)	4mo	$158,000	$123	40
212 Walnut St	0.73mi	3/1.5	1,269 (+10%)	16mo	$150,000	$118	36
709 W Sevier St	0.65mi	2/1.0 (-1)	1,072 (-7%)	18mo	$126,500	$118	36
9 White Dr	0.73mi	3/1.0	1,041 (-10%)	20mo	$142,000	$136	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-5,908
• Equity at exit: $19,011

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $13,787
• Equity at exit: $11,024

Cash invested: $35,700 (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 72830

• Home prices YoY: -11.5%
• Active inventory: 153
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $232

Break-even live

Break-even rent $1,027

Max offer price $127,500

Occupancy floor 77%

Sensitivity live

Price	-10% $304	-5% $268	+0% $232	+5% $196	+10% $160
Rent	-10% $128	-5% $180	+0% $232	+5% $284	+10% $336
Rate	-1.0pp $296	-0.5pp $264	base $232	+0.5pp $199	+1.0pp $165

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-09
   status $127,500 Pending 269 DOM
2. 2026-06-08
   days on market $127,500 Active 269 DOM
3. 2026-06-07
   days on market $127,500 Active 268 DOM
4. 2026-06-05
   days on market $127,500 Active 266 DOM
5. 2026-06-04
   days on market $127,500 Active 264 DOM
6. 2026-06-02
   days on market $127,500 Active 263 DOM
7. 2026-06-01
   days on market $127,500 Active 262 DOM
8. 2026-05-31
   days on market $127,500 Active 261 DOM
9. 2026-05-31
   days on market $127,500 Active 260 DOM
10. 2026-05-12
    price $127,500 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

11. 2025-12-15
    price $130,000 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

12. 2025-11-10
    price $115,000 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

13. 2025-10-24
    status Active 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

14. 2025-10-09
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

15. 2025-09-26
    status Active 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

16. 2025-09-18
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

17. 2025-09-18
    status Active 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

18. 2025-09-10
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

19. 2025-09-05
    price $117,000 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

20. 2025-08-12
    listed $119,900 Active 307-char remark

    Show marketing remark (307 chars)

    Great starter home or investment property. This 3 BR 2 bath home is located in an established neighborhood. The back yard is deep and has chain link fencing. HVAC recently fixed as of 9/26/25. New roof as of 12/17/25. Kitchen and bathroom have been freshly painted. New flooring for living room is on site.

21. 2025-05-05
    historical
22. 2025-04-28
    price $132,500
23. 2025-03-24
    listed $139,900 New Listing
24. 2024-07-25
    soldstatus $124,500 Sold
25. 2024-07-15
    soldstatus $124,500
26. 2024-04-29
    status Under Contract
27. 2024-04-06
    price $119,000
28. 2024-01-19
    listed $120,000 New Listing
29. 2021-11-30
    soldstatus $103,500
30. 2021-11-30
    soldstatus $103,500
31. 2021-11-29
    soldstatus $25,000
32. 2021-05-06
    listed $106,900
33. 1999-05-29
    soldstatus $7,000

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,844
• − Mortgage interest: −$7,142
• − Property taxes: −$1,072
• − Insurance: −$638
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,709
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,604/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: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, AR
• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• 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

+1721.4% since first listed

24 events — show timeline

• 2026-05-12 Price Changed $127,500 NWARMLS
• 2025-12-15 Price Changed $130,000 NWARMLS
• 2025-11-10 Price Changed $115,000 NWARMLS
• 2025-10-24 Relisted — NWARMLS
• 2025-10-09 Pending — NWARMLS
• 2025-09-26 Relisted — NWARMLS
• 2025-09-18 Pending — NWARMLS
• 2025-09-18 Relisted — NWARMLS
• 2025-09-10 Pending — NWARMLS
• 2025-09-05 Price Changed $117,000 NWARMLS
• 2025-08-12 Listed $119,900 NWARMLS
• 2025-05-05 Listing Removed — CARMLS
• 2025-04-28 Price Changed $132,500 CARMLS
• 2025-03-24 Listed $139,900 CARMLS
• 2024-07-25 Sold (MLS) $124,500 CARMLS
• 2024-07-15 Sold (Public Records) $124,500 Public Records
• 2024-04-29 Pending — CARMLS
• 2024-04-06 Price Changed $119,000 CARMLS
• 2024-01-19 Listed $120,000 CARMLS
• 2021-11-30 Sold (Public Records) $103,500 Public Records
• 2021-11-30 Sold (MLS) $103,500 NWARMLS
• 2021-11-29 Sold (Public Records) $25,000 Public Records
• 2021-05-06 Listed $106,900 NWARMLS
• 1999-05-29 Sold (Public Records) $7,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,072 · +219.1% YoY. Source: county tax records.