118 Polk Road 76 E · Acorn, AR 71953

$85,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 73 Days on market

Built 1975 2.50 ac lot $84/sqft · 16% below area Est $102k · 16% under

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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 +25.8/30.0
• ARV discount +14.9/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Appreciation +4.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2-bedroom, 1-bath home of approximately 1,008 square feet on about 2.5 acres just outside Mena, Arkansas, offering a true fixer opportunity with room to create your own vision. The land feels open and usable, with space that may allow for additional homes or mobile homes to be placed, moved onto, or built for extra income or multigenerational living. On-site features reportedly include a large Conex-style storage container with power, an existing well that will need a pump and buyer inspection, and an additional water meter off Morgan Lane where it crosses the property, which may provide a future water source for added structures. If you have been looking for Mena, AR investment property, a small acreage project, or a place you can update and make your own, this one may meet your requirements.

Key facts

• Existing well
• Open and usable land
• 2.5 acre lot

Tags

• EXISTING WELL
• ADDITIONAL WATER METER
• OPEN AND USABLE LAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ouachita River School District (rural): math 30% / reading 35% proficiency, ranked #140 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 active listings in the ZIP; 4 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $588 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Polk County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $85k implies a 608% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $101,636
• List price: $85,000
• Delta: -16.37%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Polk Road 76w	0.33mi	2/1.0	1,068 (+6%)	3mo	$53,500	$50	72

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.25×
• Total profit: $5,963
• Equity at exit: $19,765

10-year hold

• IRR: 12.3%
• Equity multiple: 2.19×
• Total profit: $28,265
• Equity at exit: $20,120

Cash invested: $23,800 (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 71953

• Home prices YoY: -0.4%
• Active inventory: 204
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $205

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 75%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $85,000 Active 73 DOM
2. 2026-06-18
   days on market $85,000 Active 72 DOM
3. 2026-06-17
   days on market $85,000 Active 71 DOM
4. 2026-06-16
   days on market $85,000 Active 70 DOM
5. 2026-06-15
   days on market $85,000 Active 69 DOM
6. 2026-06-14
   days on market $85,000 Active 67 DOM
7. 2026-06-12
   days on market $85,000 Active 66 DOM
8. 2026-06-09
   days on market $85,000 Active 63 DOM
9. 2026-06-08
   days on market $85,000 Active 62 DOM
10. 2026-06-07
    days on market $85,000 Active 61 DOM
11. 2026-06-05
    days on market $85,000 Active 59 DOM
12. 2026-06-04
    days on market $85,000 Active 57 DOM
13. 2026-06-02
    days on market $85,000 Active 56 DOM
14. 2026-06-01
    days on market $85,000 Active 55 DOM
15. 2026-05-31
    days on market $85,000 Active 54 DOM
16. 2026-05-31
    days on market $85,000 Active 53 DOM
17. 2026-04-02
    listed $85,000 New Listing 804-char remark

    Show marketing remark (804 chars)

    2-bedroom, 1-bath home of approximately 1,008 square feet on about 2.5 acres just outside Mena, Arkansas, offering a true fixer opportunity with room to create your own vision. The land feels open and usable, with space that may allow for additional homes or mobile homes to be placed, moved onto, or built for extra income or multigenerational living. On-site features reportedly include a large Conex-style storage container with power, an existing well that will need a pump and buyer inspection, and an additional water meter off Morgan Lane where it crosses the property, which may provide a future water source for added structures. If you have been looking for Mena, AR investment property, a small acreage project, or a place you can update and make your own, this one may meet your requirements.

18. 1998-11-10
    soldstatus $12,000
19. 1986-11-01
    soldstatus $15,000

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,036
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$2,473
• Taxable income: $1,177
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,177/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: Ouachita River School District
• NCES district ID: 0500073
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $35,228
• Composite: 26.85/100
• National rank: #7103
• State rank: #140 of 238 in AR

Livability — Acorn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 13,412

Population outlook (Polk County) Hauer SSP2

• Today (2025): 19,065 people
• By 2030: 18,369 · -3.7%
• By 2040: 17,156 · -10.0%
• By 2050: 16,177 · -15.1%
• By 2075: 14,642 · -23.2%
• By 2100: 13,020 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+70.5) · D 13.8% · R 84.3% · Other 1.9%
• 2008→2024 swing: -24.7pp toward R · 2008: -45.8pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+68.2 2016: R+66.4 2012: R+56.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.18%
• Current HPI: 278.2854
• 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

+466.7% since first listed

3 events — show timeline

• 2026-04-02 Listed $85,000 CARMLS
• 1998-11-10 Sold (Public Records) $12,000 Public Records
• 1986-11-01 Sold (Public Records) $15,000 Public Records