390 Curtis Rd · Gum Springs, AR 71743

$40,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 200 Days on market

Built 1940 0.25 ac lot $42/sqft · 10% below area Est $45k · 10% under ↓ 38% since listing

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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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Great investment property. Fixer Upper. Presently houses renters.

Key facts

• 0.25 acre lot
• Built 1940
• Listed 199 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#308 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Arkadelphia School District (town): math 28% / reading 28% proficiency, ranked #167 of 238 in AR (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 12 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $2k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
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: 2.37% ✓
• Cap rate: 21.58%
• Cash-on-cash: 54.58%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

• ARV (median comp): $44,511
• List price: $40,000
• Delta: -10.13%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Curtis Rd	0.67mi	2/1.0 (-1)	1,008 (+6%)	16mo	$56,000	$56	40

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

Projected returns pro-forma

3.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.4%
• Equity multiple: 4.47×
• Total profit: $38,877
• Equity at exit: $19,712

10-year hold

• IRR: 59.3%
• Equity multiple: 9.12×
• Total profit: $90,979
• Equity at exit: $31,794

Cash invested: $11,200 (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 71743

• Home prices YoY: 2.6%
• Active inventory: 22
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$13 /mo · $153/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $509

Break-even live

Break-even rent $303

Max offer price $40,000

Occupancy floor 41%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $40,000 Active 200 DOM
2. 2026-06-18
   days on market $40,000 Active 199 DOM
3. 2026-06-17
   days on market $40,000 Active 198 DOM
4. 2026-06-16
   days on market $40,000 Active 197 DOM
5. 2026-06-15
   days on market $40,000 Active 196 DOM
6. 2026-06-14
   days on market $40,000 Active 194 DOM
7. 2026-06-12
   days on market $40,000 Active 193 DOM
8. 2026-06-09
   days on market $40,000 Active 190 DOM
9. 2026-06-08
   days on market $40,000 Active 189 DOM
10. 2026-06-07
    days on market $40,000 Active 188 DOM
11. 2026-06-07
    days on market $40,000 Active 187 DOM
12. 2026-06-04
    days on market $40,000 Active 184 DOM
13. 2026-06-02
    days on market $40,000 Active 183 DOM
14. 2026-06-01
    days on market $40,000 Active 182 DOM
15. 2026-05-31
    days on market $40,000 Active 181 DOM
16. 2026-05-31
    days on market $40,000 Active 180 DOM
17. 2026-05-15
    price $40,000 65-char remark

    Show marketing remark (65 chars)

    Great investment property. Fixer Upper. Presently houses renters.

18. 2026-05-15
    listed $40,000 Active

    Show marketing remark (65 chars)

    Great investment property. Fixer Upper. Presently houses renters.

19. 2025-12-01
    listed $50,000 New Listing 65-char remark

    Show marketing remark (65 chars)

    Great investment property. Fixer Upper. Presently houses renters.

20. 2025-11-14
    historical
21. 2025-06-11
    listed $35,000 New Listing
22. 2008-07-25
    soldstatus $65,000

ⓘ 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: $153 · $13/mo
• Projected year-2 tax: $256 · $21/mo
• Expected delta: +$103/yr (+$9/mo · 67.6%)

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

Taxation est. · year 1

• Rental income: $11,371
• − Mortgage interest: −$2,241
• − Property taxes: −$153
• − Insurance: −$200
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,164
• Taxable income: $5,794
• Est. tax owed @ 24.0%: −$1,391
• After-tax cash flow: $4,722/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: Arkadelphia School District
• NCES district ID: 0502430
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,116
• Composite: 23.13/100
• National rank: #7954
• State rank: #167 of 238 in AR

Livability — Gum Springs

• Score: 59/100
• State rank: #308
• US rank: #20583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,252

Population outlook (Clark County) Hauer SSP2

• Today (2025): 22,335 people
• By 2030: 22,306 · -0.1%
• By 2040: 21,839 · -2.2%
• By 2050: 21,961 · -1.7%
• By 2075: 24,186 · +8.3%
• By 2100: 25,897 · +15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 11% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 7% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.5) · D 38.6% · R 59.1% · Other 2.2%
• 2008→2024 swing: -16.7pp toward R · 2008: -3.8pp · 2024: -20.5pp
• All cycles: 2024: R+20.5 2020: R+14.0 2016: R+9.5 2012: R+6.4 2008: R+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.76%
• Current HPI: 149.1405
• 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

-38.5% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $40,000 CARMLS
• 2026-05-15 Listed $40,000 HSBOR
• 2025-12-01 Listed $50,000 CARMLS
• 2025-11-14 Listing Removed — CARMLS
• 2025-06-11 Listed $35,000 CARMLS
• 2008-07-25 Sold (Public Records) $65,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $153 · +5.8% YoY. Source: county tax records.