504 Holmes St · Bay, AR None

$84,900

2 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 3 Days on market

Est $152k · 44% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom, 1 bathroom, home on a spacious corner lot perfect for your next investment property or if you're looking for a starter home or to downsize! The sunroom is heated and cooled and could be used as a third bedroom if needed. The back yard is fenced and has beautiful shade trees. New tankless water heater was put in, in 2021, and the roof and windows are only 8 years old! Come check out all the potential this home has to offer.

Key facts

• Level yard
• Metal roof
• Detached carport

Tags

• ENCLOSED SUNROOM
• DETACHED CARPORT
• LEVEL YARD
• MATURE TREES
• METAL ROOF

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Front porch; Chain link fencing; Corner lot

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room fireplace; Carpet and laminate flooring

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 $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 72/100 on livability (#28 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Bay School District (rural): math 33% / reading 37% proficiency, ranked #120 of 238 in AR (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bay Elementary School (math 42% / reading 32%, grade F, #229 of 454 statewide, top 54%, 321 students, 63% FRL); Bay High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 241 students, 52% FRL).
• Market conditions: 926 units permitted in Craighead County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Craighead County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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.

Recommended offer $84,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.96%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $152,250
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 School St	0.31mi	3/1.0 (+1)	1,252 (+3%)	3mo	$70,000	$56	73
108 Summer Leigh Cv	0.32mi	3/2.0 (+1)	1,251 (+3%)	7mo	$165,000	$132	66
301 Dorton St	0.45mi	3/2.0 (+1)	1,228 (+1%)	15mo	$157,000	$128	56
104 Church St	0.40mi	3/2.0 (+1)	1,321 (+8%)	7mo	$164,900	$125	53
123 Summer Leigh Cv	0.41mi	3/2.0 (+1)	1,286 (+6%)	16mo	$155,000	$121	50
125 Summer Leigh Cv	0.42mi	3/2.0 (+1)	1,345 (+10%)	6mo	$194,500	$145	49
201 School St	0.36mi	3/1.0 (+1)	1,104 (-9%)	21mo	$65,000	$59	45
600 Fielder St	0.50mi	3/1.5 (+1)	1,367 (+12%)	8mo	$185,000	$135	42
309 Harris St	0.62mi	3/1.0 (+1)	1,107 (-9%)	23mo	$95,000	$86	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.3%
• Equity multiple: 2.44×
• Total profit: $34,171
• Equity at exit: $38,175

10-year hold

• IRR: 26.1%
• Equity multiple: 4.71×
• Total profit: $88,155
• Equity at exit: $58,832

Cash invested: $23,772 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $376

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 64%

Sensitivity live

Price	-10% $434	-5% $405	+0% $376	+5% $346	+10% $317
Rent	-10% $279	-5% $328	+0% $376	+5% $424	+10% $472
Rate	-1.0pp $418	-0.5pp $397	base $376	+0.5pp $354	+1.0pp $331

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   status $84,900 Under Contract 3 DOM
2. 2026-06-13
   statusdays on market $84,900 Pending (FC, SS, REO) 3 DOM
3. 2026-06-10
   days on market $84,900 New Listing 2 DOM
4. 2026-06-09
   statuslisting id $84,900 New Listing 1 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $84,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,618
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,470
• Taxable income: $3,356
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,702/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: Bay School District
• NCES district ID: 0502820
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $37,197
• Composite: 29.12/100
• National rank: #6587
• State rank: #120 of 238 in AR

Livability — Bay

• Score: 72/100
• State rank: #28
• US rank: #5958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay, AR

Population outlook (Craighead County) Hauer SSP2

• Today (2025): 122,235 people
• By 2030: 131,338 · +7.4%
• By 2040: 149,862 · +22.6%
• By 2050: 168,034 · +37.5%
• By 2075: 208,094 · +70.2%
• By 2100: 233,251 · +90.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+80.6% since first listed

26 events — show timeline

• 2026-06-05 Listed $84,900 NEABOR MLS
• 2025-12-02 Delisted — NEABOR MLS
• 2025-09-24 Relisted — NEABOR MLS
• 2025-09-16 Delisted — NEABOR MLS
• 2025-08-29 Relisted — NEABOR MLS
• 2025-08-29 Price Changed $75,000 NEABOR MLS
• 2025-08-19 Delisted — NEABOR MLS
• 2025-04-15 Price Changed $105,000 NEABOR MLS
• 2025-03-14 Relisted — NEABOR MLS
• 2025-03-01 Delisted — NEABOR MLS
• 2025-02-28 Price Changed $110,000 NEABOR MLS
• 2025-02-24 Listed $120,000 NEABOR MLS
• 2024-10-18 Sold (Public Records) $95,700 Public Records
• 2024-10-17 Sold (MLS) $95,700 CARMLS
• 2024-10-17 Sold (MLS) $95,700 NEABOR MLS
• 2024-09-05 Pending — CARMLS
• 2024-09-05 Delisted — NEABOR MLS
• 2024-07-21 Listed $90,000 NEABOR MLS
• 2024-07-21 Listed $90,000 CARMLS
• 2019-08-27 Sold (Public Records) $76,200 Public Records
• 2019-08-26 Sold (MLS) $76,200 NEABOR MLS
• 2019-06-24 Listed $77,500 NEABOR MLS
• 2019-06-13 Sold (Public Records) $72,500 Public Records
• 2019-06-13 Sold (MLS) $72,500 NEABOR MLS
• 2019-05-11 Listed $79,900 NEABOR MLS
• 2004-07-29 Sold (Public Records) $47,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $143 · -41.2% YoY. Source: county tax records.