1108 E Crayton St · Gurdon, AR 71743

$129,900

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.56 ac lot Est $145k · 10% under

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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 +19.6/30.0
• ARV discount +12.2/15.0
• Appreciation +6.9/10.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

* Small Town Charm * Packed with potential and sitting on a flat double lot, this 3-bedroom, 2-bath home built in 1976 offers space, character and opportunity! Located on a quiet street while still being close to everything town has to offer, this property has so much to appreciate. The living area features vaulted ceilings that create an open, airy feel, along with a fireplace that was recently inspected for peace of mind. Enjoy the added bonus of an enclosed patio, fenced backyard and an outdoor storm shelter. Updates include a new roof in 2021 and HVAC serviced in 2026. While the home could use some improvements and cosmetic updates, it’s a fantastic opportunity for a home buyer wanting to build equity or an investor looking for their next project. With great bones, a spacious lot, and valuable updates already completed, this property is full of possibilities!

Key facts

• Flat double lot
• Vaulted ceilings
• Fenced backyard

Tags

• FLAT DOUBLE LOT
• VAULTED CEILINGS
• ENCLOSED PATIO
• FENCED BACKYARD
• OUTDOOR STORM SHELTER
• NEW ROOF

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick exterior; Inside city limits
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Porch; Partially fenced yard; Wood fence; Storm cellar; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Refrigerator stays; Freezer
• Bedrooms: Bonus room
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling; Window units
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Walk-in closets; Walk-in shower; Wood-burning fireplace (site-built); Sheetrock walls and ceilings
• Laundry & utility: Washer hookup; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $121k (7.2% below list).
• Recommended offer: $121k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#74 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, schools F.
• Gurdon School District (rural): math 20% / reading 21% proficiency, ranked #212 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 $6k of equity ($898 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.
• Current owner paid $84k; list at $130k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $120,503 (7.2% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $144,996
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Stonegate Ct	0.10mi	3/2.0	1,584 (-6%)	5mo	$67,000	$42	82
910 E Pine St	0.25mi	3/2.0	1,593 (-6%)	3mo	$154,500	$97	76
907 Seahorn St	0.28mi	3/2.0	1,570 (-7%)	3mo	$115,000	$73	73
129 Pinewood Dr	0.27mi	3/2.0	1,706 (+1%)	15mo	$146,500	$86	73
908 E Pine St	0.27mi	3/2.0	1,500 (-11%)	1mo	$150,000	$100	68
205 Quail Hollow Dr	0.22mi	3/2.0	1,493 (-11%)	14mo	$169,000	$113	59
900 E Joslyn St	0.28mi	3/2.0	1,463 (-13%)	15mo	$185,000	$126	52
605 E Crayton St	0.44mi	3/1.0	1,534 (-9%)	12mo	$21,000	$14	50
614 E Main St	0.42mi	2/1.0 (-1)	1,590 (-6%)	15mo	$50,000	$31	50

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: 14.1%
• Equity multiple: 1.84×
• Total profit: $30,484
• Equity at exit: $64,014

10-year hold

• IRR: 15.4%
• Equity multiple: 3.44×
• Total profit: $88,706
• Equity at exit: $103,253

Cash invested: $36,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $151

Break-even live

Break-even rent $1,014

Max offer price $129,900

Occupancy floor 82%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   statusdays on market $129,900 Under Contract 6 DOM
2. 2026-06-02
   days on market $129,900 New Listing 5 DOM
3. 2026-06-01
   days on market $129,900 New Listing 4 DOM
4. 2026-05-31
   days on market $129,900 New Listing 3 DOM
5. 2026-05-31
   days on market $129,900 New Listing 2 DOM
6. 2026-05-28
   listed $129,900 New Listing

   Show marketing remark (883 chars)

   * Small Town Charm * Packed with potential and sitting on a flat double lot, this 3-bedroom, 2-bath home built in 1976 offers space, character and opportunity! Located on a quiet street while still being close to everything town has to offer, this property has so much to appreciate. The living area features vaulted ceilings that create an open, airy feel, along with a fireplace that was recently inspected for peace of mind. Enjoy the added bonus of an enclosed patio, fenced backyard and an outdoor storm shelter. Updates include a new roof in 2021 and HVAC serviced in 2026. While the home could use some improvements and cosmetic updates, it’s a fantastic opportunity for a home buyer wanting to build equity or an investor looking for their next project. With great bones, a spacious lot, and valuable updates already completed, this property is full of possibilities!

7. 2026-05-28
   listed $129,900 Active 883-char remark

   Show marketing remark (883 chars)

   * Small Town Charm * Packed with potential and sitting on a flat double lot, this 3-bedroom, 2-bath home built in 1976 offers space, character and opportunity! Located on a quiet street while still being close to everything town has to offer, this property has so much to appreciate. The living area features vaulted ceilings that create an open, airy feel, along with a fireplace that was recently inspected for peace of mind. Enjoy the added bonus of an enclosed patio, fenced backyard and an outdoor storm shelter. Updates include a new roof in 2021 and HVAC serviced in 2026. While the home could use some improvements and cosmetic updates, it’s a fantastic opportunity for a home buyer wanting to build equity or an investor looking for their next project. With great bones, a spacious lot, and valuable updates already completed, this property is full of possibilities!

8. 2020-09-04
   soldstatus $84,000 514-char remark

   Show marketing remark (514 chars)

   Home sitting on TWO LOTS in the BELAIRE SUBDIVISION. LR has VAULTED CEILINGS w/ WOOD BEAMS, wood burning fireplace and a wall of windows. LARGE MASTER BEDROOM w/ walk in closets. Your guests will be greeted as they walk through the DOUBLE FRONT DOORS into the foyer which opens up to the DINING ROOM/KITCHEN. Kitchen has black STOVE, DISHWASHER AND REFRIGERATOR that stays with the sell of this home. Separate laundry room with access from the carport and kitchen. New sheet rock! Large BACKYARD and STORM SHELTER.

9. 2020-09-04
   soldstatus $84,000

   Show marketing remark (514 chars)

   Home sitting on TWO LOTS in the BELAIRE SUBDIVISION. LR has VAULTED CEILINGS w/ WOOD BEAMS, wood burning fireplace and a wall of windows. LARGE MASTER BEDROOM w/ walk in closets. Your guests will be greeted as they walk through the DOUBLE FRONT DOORS into the foyer which opens up to the DINING ROOM/KITCHEN. Kitchen has black STOVE, DISHWASHER AND REFRIGERATOR that stays with the sell of this home. Separate laundry room with access from the carport and kitchen. New sheet rock! Large BACKYARD and STORM SHELTER.

10. 2020-06-22
    listed $91,000 514-char remark

    Show marketing remark (514 chars)

    Home sitting on TWO LOTS in the BELAIRE SUBDIVISION. LR has VAULTED CEILINGS w/ WOOD BEAMS, wood burning fireplace and a wall of windows. LARGE MASTER BEDROOM w/ walk in closets. Your guests will be greeted as they walk through the DOUBLE FRONT DOORS into the foyer which opens up to the DINING ROOM/KITCHEN. Kitchen has black STOVE, DISHWASHER AND REFRIGERATOR that stays with the sell of this home. Separate laundry room with access from the carport and kitchen. New sheet rock! Large BACKYARD and STORM SHELTER.

11. 2014-08-29
    soldstatus $52,000
12. 2014-08-29
    soldstatus $52,000
13. 2013-06-04
    listed $69,985
14. 2000-08-16
    soldstatus $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: $789 · $66/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$42/yr (+$3/mo · 5.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,460
• − Mortgage interest: −$7,276
• − Property taxes: −$789
• − Insurance: −$650
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,779
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,894/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: Gurdon School District
• NCES district ID: 0507110
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $35,092
• Composite: 16.91/100
• National rank: #9139
• State rank: #212 of 238 in AR

Livability — Gurdon

• Score: 69/100
• State rank: #74
• US rank: #8878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gurdon, AR
• 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

+136.2% since first listed

9 events — show timeline

• 2026-05-28 Listed $129,900 HSBOR
• 2026-05-28 Listed $129,900 CARMLS
• 2020-09-04 Sold (Public Records) $84,000 Public Records
• 2020-09-04 Sold (MLS) $84,000 CARMLS
• 2020-06-22 Listed $91,000 CARMLS
• 2014-08-29 Sold (Public Records) $52,000 Public Records
• 2014-08-29 Sold (MLS) $52,000 CARMLS
• 2013-06-04 Listed $69,985 CARMLS
• 2000-08-16 Sold (Public Records) $55,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $789 · +10.0% YoY. Source: county tax records.