409 S Greenville · Rector, AR 72461

$108,500

2 bd · 1.5 ba · 1,282 sqft · SingleFamily public records · 36 Days on market

5,662 sqft lot Est $103k · 6% over

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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 +16.6/30.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• ARV discount +4.9/15.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This house has tons of charm, with original hardwood floors and a new coat of paint in the kitchen and dining areas. There have been multiple recent updates, including a venthood in Summer 25, updated plumbing from the house to the street, and updated HVAC in 2025.

Key facts

• New coat of paint
• Updated hvac
• Updated plumbing

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW COAT OF PAINT
• UPDATED PLUMBING
• UPDATED HVAC

Property features AI

Finance

• Financial info: Financing options include Cash, FHA, Conventional, VA, and Rural Development

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water
• Home design: Inside city limits
• Construction: Metal roof; Crawl space foundation
• Exterior features: Brick exterior; Level lot; Paved road access; No community area amenities listed

Interior

• Kitchen: Free-standing stove
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central heating (gas)
• Interior features: Wood floors; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $-60 ($-724/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (5.0% below list).
• Recommended offer: $100k (8.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#120 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D-, amenities F, commute F.
• Rector School District (rural): math 35% / reading 27% proficiency, ranked #149 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($750 loan paydown + $3k appreciation (3.0% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $108k implies a 768% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,768 (8.0% 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 36 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $102,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 W 3rd St	0.16mi	3/1.0 (+1)	1,343 (+5%)	1mo	$105,000	$78	77
714 W 7th St	0.25mi	3/1.0 (+1)	1,326 (+3%)	1mo	$148,000	$112	75
220 W 6th	0.14mi	3/1.5 (+1)	1,260 (-2%)	15mo	$99,900	$79	73
121 W 5th St	0.19mi	3/1.5 (+1)	1,382 (+8%)	4mo	$72,500	$52	70
115 E 2nd St #1	0.33mi	3/2.0 (+1)	1,235 (-4%)	5mo	$99,000	$80	67
302 N Fordyce	0.42mi	2/2.0	1,258 (-2%)	16mo	$43,000	$34	62
1102 S Stewart St	0.53mi	2/1.0	1,359 (+6%)	4mo	$27,000	$20	60
1021 S Stewart St	0.52mi	3/2.0 (+1)	1,376 (+7%)	2mo	$125,000	$91	55
512 E Donaldson St	0.73mi	2/2.5	1,131 (-12%)	0mo	$110,000	$97	42
317 N Stewart	0.59mi	3/2.0 (+1)	1,181 (-8%)	14mo	$139,900	$118	40
120 N Ballard St	0.55mi	3/1.5 (+1)	1,441 (+12%)	13mo	$92,500	$64	38
617 S Clayton St	0.71mi	3/1.0 (+1)	1,107 (-14%)	12mo	$126,000	$114	28

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: 5.3%
• Equity multiple: 1.31×
• Total profit: $9,319
• Equity at exit: $48,786

10-year hold

• IRR: 8.4%
• Equity multiple: 2.27×
• Total profit: $38,707
• Equity at exit: $75,186

Cash invested: $30,380 (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 72461

• Active inventory: 37
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$569
• Tax est. 1.5%: −$136 /mo · $1,628/yr
• Insurance: −$45
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-60

Break-even live

Break-even rent $1,108

Max offer price $99,768

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-23	+0% $-60	+5% $-98	+10% $-135
Rent	-10% $-142	-5% $-101	+0% $-60	+5% $-20	+10% $21
Rate	-1.0pp $-6	-0.5pp $-33	base $-60	+0.5pp $-88	+1.0pp $-117

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $108,500 Active 36 DOM
2. 2026-06-19
   days on market $108,500 Active 34 DOM
3. 2026-06-18
   days on market $108,500 Active 33 DOM
4. 2026-06-17
   days on market $108,500 Active 32 DOM
5. 2026-06-16
   days on market $108,500 Active 31 DOM
6. 2026-06-15
   days on market $108,500 Active 30 DOM
7. 2026-06-14
   days on market $108,500 Active 28 DOM
8. 2026-06-12
   days on market $108,500 Active 27 DOM
9. 2026-06-09
   days on market $108,500 Active 24 DOM
10. 2026-06-08
    days on market $108,500 Active 23 DOM
11. 2026-06-07
    days on market $108,500 Active 22 DOM
12. 2026-06-05
    days on market $108,500 Active 19 DOM
13. 2026-06-03
    days on market $108,500 Active 18 DOM
14. 2026-06-02
    days on market $108,500 Active 17 DOM
15. 2026-06-01
    days on market $108,500 Active 16 DOM
16. 2026-05-31
    days on market $108,500 Active 15 DOM
17. 2026-05-30
    days on market $108,500 Active 14 DOM
18. 2026-05-13
    listed $108,500 New Listing
19. 2022-12-06
    soldstatus $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $12,375
• − Mortgage interest: −$6,078
• − Property taxes: −$1,628
• − Insurance: −$2,045
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,156
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $-121/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: Rector School District
• NCES district ID: 0504370
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $36,504
• Composite: 25.78/100
• National rank: #7366
• State rank: #149 of 238 in AR

Livability — Rector

• Score: 66/100
• State rank: #120
• US rank: #11481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rector, AR
• Population (ZIP): 3,684

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5%
• Common ancestry: Portuguese 3% Scotch-Irish 1% Slovak 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+768.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $108,500 CARMLS
• 2022-12-06 Sold (Public Records) $12,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $24 · +0.0% YoY. Source: county tax records.