410 Kenmore St · Corning, AR 72422

$70,500

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 7 Days on market

Built 1970 Est $76k · 8% 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 +26.3/30.0
• ARV discount +11.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Appreciation +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Single family home 50 x 156 sq. ft.

Key facts

• Built 1970
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $70k).
• Cap rate 9.4% vs local median 7.0% in Corning — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#38 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Corning School District (town): math 33% / reading 38% proficiency, ranked #123 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Elementary School (math 52% / reading 47%, grade D, #93 of 454 statewide, top 23%, 349 students, 71% FRL); Corning Middle School (math 33% / reading 36%, grade F, #124 of 201 statewide, top 62%, 255 students, 72% FRL); Corning High School (math 17% / reading 32%, grade F, #187 of 292 statewide, top 70%, 228 students, 71% FRL) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($487 loan paydown + $1k appreciation (1.8% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500

Questions for the listing agent

1. Built in 1970 — 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 D-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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $76,362
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Hope St	0.26mi	2/1.0	860 (+0%)	3mo	$145,000	$169	85
604 W Hazel St	0.39mi	2/1.0	844 (-2%)	5mo	$75,000	$89	75
215 Hope St St	0.31mi	2/1.0	888 (+4%)	21mo	$57,600	$65	62
510 Edith St	0.21mi	3/2.0 (+1)	936 (+9%)	6mo	$102,500	$110	61
309 E Laurel	0.58mi	2/1.0	864 (+1%)	18mo	$15,000	$17	57
725 Sharon Cir	0.29mi	1/1.0 (-1)	742 (-14%)	2mo	$15,000	$20	57
411 SW 4th St	0.51mi	2/1.0	980 (+14%)	17mo	$106,000	$108	38

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

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.80×
• Total profit: $15,855
• Equity at exit: $27,154

10-year hold

• IRR: 17.7%
• Equity multiple: 3.32×
• Total profit: $45,763
• Equity at exit: $38,606

Cash invested: $19,740 (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 72422

• Home prices YoY: 1.0%
• Active inventory: 44
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$370
• Tax est. 1.5%: −$88 /mo · $1,058/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $182

Break-even live

Break-even rent $617

Max offer price $70,500

Occupancy floor 73%

Sensitivity live

Price	-10% $231	-5% $207	+0% $182	+5% $158	+10% $134
Rent	-10% $116	-5% $149	+0% $182	+5% $216	+10% $249
Rate	-1.0pp $218	-0.5pp $200	base $182	+0.5pp $164	+1.0pp $146

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: $17,625
• Closing costs: $2,115
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $70,500 Active 7 DOM
2. 2026-06-18
   days on market $70,500 Active 6 DOM
3. 2026-06-17
   days on market $70,500 Active 5 DOM
4. 2026-06-16
   days on market $70,500 Active 4 DOM
5. 2026-06-15
   days on market $70,500 Active 3 DOM
6. 2026-06-12
   remarks 35-char remark
7. 2026-06-12
   listed $70,500 Active 1 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,173
• − Mortgage interest: −$3,949
• − Property taxes: −$1,058
• − Insurance: −$352
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,051
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $1,917/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: Corning School District
• NCES district ID: 0500009
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,919
• Composite: 28.73/100
• National rank: #6679
• State rank: #123 of 238 in AR

Livability — Corning

• Score: 71/100
• State rank: #38
• US rank: #6594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corning, AR
• Population (ZIP): 4,302

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 191.7305
• 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

+907.1% since first listed

4 events — show timeline

• 2026-06-12 Listed $70,500 FSBO.com
• 2022-05-17 Sold (Public Records) $55,000 Public Records
• 2019-11-22 Sold (Public Records) $15,000 Public Records
• 2019-07-11 Sold (Public Records) $7,000 Public Records

Property tax history

-29.4%/yr

Latest (2025): $40 · +0.0% YoY. Source: county tax records.