104 S Crestview · Dumas, AR 71639

$102,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 58 Days on market

Built 1972 9,147 sqft lot $102/sqft · at area comps Est $99k · at est.

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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 +18.8/30.0
• Appreciation +9.0/10.0
• ARV discount +6.1/15.0
• DSCR +5.9/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Well-maintained 2-bedroom, 1-bath home offering comfort, efficiency, and flexibility. This property features a spacious layout and can easily be converted back into a 3-bedroom to suit your needs. Enjoy a large backyard with a storage shed—perfect for entertaining, gardening, or relaxing outdoors. The home is equipped with solar panels, keeping the average electric bill around just $15/month for impressive energy savings. Inside, you’ll find stainless steel appliances, durable tile countertops, and a walk-in shower for added convenience. The HVAC system is less than 5 years old, and the roof is approximately 10 years old, giving you peace of mind on major updates. Call today to schedule your personal showing!

Key facts

• Tile countertops
• Large backyard
• Storage shed

Tags

• LARGE BACKYARD
• STORAGE SHED
• SOLAR PANELS
• STAINLESS STEEL APPLIANCES
• TILE COUNTERTOPS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $89k (13.2% below list).
• Recommended offer: $89k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#235 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Dumas School District (town): math 16% / reading 24% proficiency, ranked #215 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Desha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($705 loan paydown + $8k appreciation (8.1% local appreciation)).
• Desha County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $37k; list at $102k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,568 (13.2% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $98,902
• List price: $102,000
• Delta: 3.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Crestview	0.01mi	2/1.0	1,000 (0%)	20mo	$105,000	$105	83
108 S Summitt St	0.06mi	3/1.5 (+1)	1,008 (+1%)	19mo	$126,000	$125	73

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

Projected returns pro-forma

8.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.72×
• Total profit: $49,091
• Equity at exit: $78,178

10-year hold

• IRR: 21.3%
• Equity multiple: 5.82×
• Total profit: $137,537
• Equity at exit: $155,841

Cash invested: $28,560 (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 71639

• Home prices YoY: 4.1%
• Active inventory: 6
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$21 /mo · $246/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $102

Break-even live

Break-even rent $757

Max offer price $102,000

Occupancy floor 84%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $102,000 Active 58 DOM
2. 2026-06-18
   days on market $102,000 Active 57 DOM
3. 2026-06-17
   days on market $102,000 Active 56 DOM
4. 2026-06-16
   days on market $102,000 Active 55 DOM
5. 2026-06-15
   days on market $102,000 Active 54 DOM
6. 2026-06-14
   days on market $102,000 Active 52 DOM
7. 2026-06-12
   days on market $102,000 Active 51 DOM
8. 2026-06-09
   days on market $102,000 Active 48 DOM
9. 2026-06-08
   days on market $102,000 Active 47 DOM
10. 2026-06-07
    days on market $102,000 Active 46 DOM
11. 2026-06-05
    days on market $102,000 Active 44 DOM
12. 2026-06-04
    days on market $102,000 Active 42 DOM
13. 2026-06-02
    days on market $102,000 Active 41 DOM
14. 2026-06-01
    days on market $102,000 Active 40 DOM
15. 2026-05-31
    days on market $102,000 Active 39 DOM
16. 2026-05-31
    days on market $102,000 Active 38 DOM
17. 2026-04-21
    listed $102,000 New Listing 730-char remark

    Show marketing remark (730 chars)

    Well-maintained 2-bedroom, 1-bath home offering comfort, efficiency, and flexibility. This property features a spacious layout and can easily be converted back into a 3-bedroom to suit your needs. Enjoy a large backyard with a storage shed—perfect for entertaining, gardening, or relaxing outdoors. The home is equipped with solar panels, keeping the average electric bill around just $15/month for impressive energy savings. Inside, you’ll find stainless steel appliances, durable tile countertops, and a walk-in shower for added convenience. The HVAC system is less than 5 years old, and the roof is approximately 10 years old, giving you peace of mind on major updates. Call today to schedule your personal showing!

18. 2026-02-26
    historical
19. 2025-10-14
    price $100,000
20. 2025-09-03
    price $102,000
21. 2025-09-03
    status Back on Market
22. 2025-08-28
    historical
23. 2025-05-23
    price $107,000
24. 2025-05-02
    status Back on Market
25. 2025-04-04
    status Under Contract
26. 2025-03-24
    status Under Contract
27. 2025-01-27
    listed $110,000 New Listing
28. 1994-08-24
    soldstatus $37,000

ⓘ 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: $246 · $21/mo
• Projected year-2 tax: $653 · $54/mo
• Expected delta: +$406/yr (+$34/mo · 164.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,628
• − Mortgage interest: −$5,714
• − Property taxes: −$246
• − Insurance: −$510
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$2,967
• Taxable loss: −$510
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,343/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: Dumas School District
• NCES district ID: 0505500
• Math proficiency: 16% ▼ -14.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,945
• Composite: 15.97/100
• National rank: #9245
• State rank: #215 of 238 in AR

Livability — Dumas

• Score: 61/100
• State rank: #235
• US rank: #17649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dumas, AR
• Population (ZIP): 5,385

Population outlook (Desha County) Hauer SSP2

• Today (2025): 10,289 people
• By 2030: 9,472 · -7.9%
• By 2040: 8,102 · -21.3%
• By 2050: 7,128 · -30.7%
• By 2075: 6,222 · -39.5%
• By 2100: 6,583 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 7% Two or more races 1%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Desha

• 2024 margin: Toss-up / Even · D 46.7% · R 51.5% · Other 1.8%
• 2008→2024 swing: -17.0pp toward R · 2008: 12.2pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: D+2.3 2016: D+7.4 2012: D+12.9 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.10%
• Current HPI: 203.5771
• 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

+175.7% since first listed

12 events — show timeline

• 2026-04-21 Listed $102,000 CARMLS
• 2026-02-26 Listing Removed — CARMLS
• 2025-10-14 Price Changed $100,000 CARMLS
• 2025-09-03 Price Changed $102,000 CARMLS
• 2025-09-03 Relisted — CARMLS
• 2025-08-28 Listing Removed — CARMLS
• 2025-05-23 Price Changed $107,000 CARMLS
• 2025-05-02 Relisted — CARMLS
• 2025-04-04 Pending — CARMLS
• 2025-03-24 Pending — CARMLS
• 2025-01-27 Listed $110,000 CARMLS
• 1994-08-24 Sold (Public Records) $37,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $246 · -22.3% YoY. Source: county tax records.