1009 Sixth · Lake City, AR 72437

$229,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily · 12 Days on market

Built 2026 7,405 sqft lot Est $173k · 33% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

New construction home in desirable Riverside School district. 1009 Sixth St has 3 Bedrooms 2 Baths, open bright living spaces, polished maintenance free concrete floors Charcoal cabinets and all the benefits of a new construction including modern appliances, energy efficient features and peace of mind with a 1 year warranty. Whether your a First Time home buyer or looking to upgrade this home is a must see! This home will be ready for move in soon.

Key facts

• New construction
• Modern appliances
• 1 year warranty

Tags

• NEW CONSTRUCTION
• RIVERSIDE SCHOOL DISTRICT
• MODERN APPLIANCES
• ENERGY EFFICIENT FEATURES
• 1 YEAR WARRANTY

Property features AI

Finance

• Other: Approx. lot dimensions 68 x 108 (about 0.17 acre); Square footage per plans & specs; Inside city limits; Lot acreage source: survey
• Financial info: Financing available: Cash, In‑house financing, FHA, Conventional, VA, Rural Development

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer; Electric service via cooperative
• Home design: New construction; Brick and metal/vinyl siding exterior; R1 zoning
• Construction: Architectural shingle roof; Slab foundation; Low‑E windows; Insulated doors and windows
• Exterior features: Front porch; Partially fenced yard; Wood fence; Paved road access; Level lot inside a subdivision

Interior

• Kitchen: Free‑standing stove; Electric range; Microwave; Dishwasher; Garbage disposal; Pantry; Ice maker connection
• Bedrooms: Master bedroom about 12 x 13; Bedroom 2 about 11 x 11; Bedroom 3 about 11 x 11
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Ceiling fans; Formica kitchen counters; Sheetrock walls and ceilings
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (31.2% below list).
• Recommended offer: $158k (31.2% below list) — sets the bar for 1% rule.

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 East Elem. School (math 27% / reading 32%, grade F, #305 of 454 statewide, top 71%, 147 students, 75% FRL); Riverside High School (math 27% / reading 40%, grade F, #112 of 292 statewide, top 39%, 331 students, 47% FRL).
• Market conditions: 35 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 $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $157,500 (31.2% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Sixth	0.00mi	3/2.0	1,300 (-4%)	2mo	$219,000	$168	92
1003 Sixth	0.11mi	3/2.0	1,300 (-4%)	2mo	$219,000	$168	87
202 Marcella Dr	0.03mi	3/2.0	1,420 (+5%)	11mo	$175,000	$123	80
806 Ladd	0.48mi	4/1.0 (+1)	1,325 (-2%)	2mo	$130,000	$98	63
204 Catfish Dr	0.39mi	3/2.0	1,161 (-14%)	1mo	$167,500	$144	58
1101 Dealyn St	0.32mi	3/1.0	1,524 (+13%)	4mo	$157,000	$103	57
116 Hickory Rd	0.34mi	2/2.0 (-1)	1,544 (+14%)	4mo	$180,000	$117	52
100 Dennis St	0.53mi	3/2.0	1,172 (-13%)	8mo	$150,000	$128	47
106 Waterfowl	0.70mi	4/2.0 (+1)	1,435 (+6%)	8mo	$238,000	$166	45
106 Stone	0.63mi	3/1.0	1,160 (-14%)	2mo	$121,400	$105	42
506 Maumelle St	0.73mi	3/2.0	1,470 (+9%)	12mo	$214,900	$146	41
406 Tupelo St	0.68mi	3/2.0	1,520 (+13%)	14mo	$118,500	$78	36

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $102,685
• Equity at exit: $205,759

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $319,244
• Equity at exit: $443,149

Cash invested: $64,120 (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: 35
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-338

Break-even live

Break-even rent $2,003

Max offer price $180,045

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• 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	43d	1	0.79mi

Listing history 10 events

1. 2026-06-19
   days on market $229,000 Active 12 DOM
2. 2026-06-18
   days on market $229,000 Active 11 DOM
3. 2026-06-17
   days on market $229,000 Active 10 DOM
4. 2026-06-16
   days on market $229,000 Active 9 DOM
5. 2026-06-15
   statusdays on market $229,000 Active 8 DOM
6. 2026-06-14
   days on market $229,000 New Listing 6 DOM
7. 2026-06-12
   days on market $229,000 New Listing 5 DOM
8. 2026-06-09
   days on market $229,000 New Listing 2 DOM
9. 2026-06-08
   remarks 453-char remark

   Show marketing remark (453 chars)

   New construction home in desirable Riverside School district. 1009 Sixth St has 3 Bedrooms 2 Baths, open bright living spaces, polished maintenance free concrete floors Charcoal cabinets and all the benefits of a new construction including modern appliances, energy efficient features and peace of mind with a 1 year warranty. Whether your a First Time home buyer or looking to upgrade this home is a must see! This home will be ready for move in soon.

10. 2026-06-08
    listed $229,000 New Listing 1 DOM

    Show marketing remark (453 chars)

    New construction home in desirable Riverside School district. 1009 Sixth St has 3 Bedrooms 2 Baths, open bright living spaces, polished maintenance free concrete floors Charcoal cabinets and all the benefits of a new construction including modern appliances, energy efficient features and peace of mind with a 1 year warranty. Whether your a First Time home buyer or looking to upgrade this home is a must see! This home will be ready for move in soon.

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

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$6,662
• Taxable loss: −$8,193
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $-2,093/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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $229,000 NEABOR MLS
• 2026-06-07 Listed $229,000 CARMLS