209 N 5th Streeet · Marmaduke, AR 72443

$129,500

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 84 Days on market

Built 1990 8,276 sqft lot $135/sqft · 35% above area Est $101k · 28% 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 +14.5/30.0
• Appreciation +7.5/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

New to the market! Looking for a home in Marmaduke? Home of the Greyhounds! You have found it! Check out this 3 bedroom, 1 bath home that has recently been totally redone. House has newer cabinets, windows, HVAC, shingles and plumbing in the bathroom. There is a one car carport on the rear of the home. Located on a corner lot and close to the city park.

Key facts

• Newer shingles
• Newer cabinets
• Newer plumbing

Tags

• NEWER CABINETS
• NEWER WINDOWS
• NEWER HVAC
• NEWER SHINGLES
• NEWER PLUMBING
• ONE CAR CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.8% below list).
• Recommended offer: $100k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#13 in AR, #3,617 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, commute F.
• Marmaduke School District (rural): math 32% / reading 34% proficiency, ranked #131 of 238 in AR (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($895 loan paydown + $6k appreciation (4.9% local appreciation)).
• Greene County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (22.8% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (median comp): $101,118
• List price: $129,500
• Delta: 28.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 N 2nd St	0.28mi	3/1.0	945 (-2%)	21mo	$100,000	$106	67
605 NW 3rd	0.26mi	2/1.0 (-1)	956 (-0%)	22mo	$47,000	$49	64
404 Long St	0.59mi	3/1.0	975 (+2%)	11mo	$130,000	$133	61
102 N 5th St	0.10mi	3/1.0	840 (-12%)	23mo	$27,000	$32	55
202 E Maple St	0.44mi	2/1.0 (-1)	980 (+2%)	21mo	$75,000	$77	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.86×
• Total profit: $31,091
• Equity at exit: $72,888

10-year hold

• IRR: 14.3%
• Equity multiple: 3.55×
• Total profit: $92,572
• Equity at exit: $125,384

Cash invested: $36,260 (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 72443

• Home prices YoY: 2.0%
• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $28

Break-even live

Break-even rent $965

Max offer price $129,500

Occupancy floor 92%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 W England Ave Marmaduke, AR	2.0	1.5	1063	$1,000	$0.94	44d	1	0.33mi

Listing history 28 events

1. 2026-06-17
   status $129,500 Under Contract 84 DOM
2. 2026-06-17
   days on market $129,500 Take Backups 84 DOM
3. 2026-06-16
   days on market $129,500 Take Backups 83 DOM
4. 2026-06-15
   days on market $129,500 Take Backups 82 DOM
5. 2026-06-14
   days on market $129,500 Take Backups 80 DOM
6. 2026-06-12
   days on market $129,500 Take Backups 79 DOM
7. 2026-06-09
   days on market $129,500 Take Backups 76 DOM
8. 2026-06-08
   days on market $129,500 Take Backups 75 DOM
9. 2026-06-07
   days on market $129,500 Take Backups 74 DOM
10. 2026-06-05
    days on market $129,500 Take Backups 71 DOM
11. 2026-06-03
    days on market $129,500 Take Backups 70 DOM
12. 2026-06-02
    days on market $129,500 Take Backups 69 DOM
13. 2026-06-01
    days on market $129,500 Take Backups 68 DOM
14. 2026-05-31
    days on market $129,500 Take Backups 67 DOM
15. 2026-05-30
    days on market $129,500 Take Backups 66 DOM
16. 2026-05-15
    historical Take Backups 357-char remark

    Show marketing remark (357 chars)

    New to the market! Looking for a home in Marmaduke? Home of the Greyhounds! You have found it! Check out this 3 bedroom, 1 bath home that has recently been totally redone. House has newer cabinets, windows, HVAC, shingles and plumbing in the bathroom. There is a one car carport on the rear of the home. Located on a corner lot and close to the city park.

17. 2026-03-25
    listed $129,500 New Listing 357-char remark

    Show marketing remark (389 chars)

    New to the market!! Looking for a home in Marmaduke? Home of the Greyhounds! You have found exactly what you are looking for. Check out this 3 bedroom, 1 bath home that has recently been totally redone. House has newer cabinets, windows, HVAC, shingles and plumbing in the bathroom. There is a one car carport on the rear of the home. Located on a corner lot and close to the city park.

18. 2026-03-25
    listed $129,500 Active 389-char remark

    Show marketing remark (389 chars)

    New to the market!! Looking for a home in Marmaduke? Home of the Greyhounds! You have found exactly what you are looking for. Check out this 3 bedroom, 1 bath home that has recently been totally redone. House has newer cabinets, windows, HVAC, shingles and plumbing in the bathroom. There is a one car carport on the rear of the home. Located on a corner lot and close to the city park.

19. 2024-12-04
    soldstatus $113,750
20. 2024-12-03
    status Under Contract
21. 2024-12-03
    soldstatus $113,750 Sold
22. 2024-12-03
    soldstatus $113,750 Closed
23. 2024-11-03
    historical
24. 2024-11-02
    historical Take Backups
25. 2024-10-27
    listed $114,900 New Listing
26. 2024-10-27
    listed $114,900 Active
27. 2018-08-14
    historical
28. 2018-02-13
    listed $55,000

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$481/yr (+$40/mo · 138.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,000
• − Mortgage interest: −$7,254
• − Property taxes: −$348
• − Insurance: −$648
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,767
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $800/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: Marmaduke School District
• NCES district ID: 0500016
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $41,648
• Composite: 27.89/100
• National rank: #6869
• State rank: #131 of 238 in AR

Livability — Marmaduke

• Score: 76/100
• State rank: #13
• US rank: #3617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marmaduke, AR
• Population (ZIP): 2,573

Population outlook (Greene County) Hauer SSP2

• Today (2025): 48,533 people
• By 2030: 50,640 · +4.3%
• By 2040: 54,795 · +12.9%
• By 2050: 58,486 · +20.5%
• By 2075: 66,056 · +36.1%
• By 2100: 67,684 · +39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Iranian 3% Italian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+61.2) · D 18.6% · R 79.8% · Other 1.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -29.7pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+59.7 2016: R+53.0 2012: R+36.9 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.94%
• Current HPI: 255.3535
• 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

+135.5% since first listed

13 events — show timeline

• 2026-05-15 Contingent — CARMLS
• 2026-03-25 Listed $129,500 NEABOR MLS
• 2026-03-25 Listed $129,500 CARMLS
• 2024-12-04 Sold (Public Records) $113,750 Public Records
• 2024-12-03 Pending — CARMLS
• 2024-12-03 Sold (MLS) $113,750 NEABOR MLS
• 2024-12-03 Sold (MLS) $113,750 CARMLS
• 2024-11-03 Delisted — NEABOR MLS
• 2024-11-02 Contingent — CARMLS
• 2024-10-27 Listed $114,900 NEABOR MLS
• 2024-10-27 Listed $114,900 CARMLS
• 2018-08-14 Listing Removed — CARMLS
• 2018-02-13 Listed $55,000 CARMLS

Property tax history

+1.9%/yr

Latest (2025): $348 · +0.0% YoY. Source: county tax records.