500 W Hill St W · Walnut Ridge, AR 72476

$169,900

3 bd · 2.0 ba · 3,262 sqft · SingleFamily public records · 19 Days on market

Est $271k · 37% 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +6.9/10.0
• DSCR +3.6/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to the market 500 W. Hill St. in charming Walnut Ridge, AR! This unique home features a traditional and beautiful brick exterior with a large and welcoming front porch! Inside is over 3200 sq ft of very functional space. This home is laid out in a way that utilizes all of this square footage! The living room in this home is very large and features a fireplace with built ins. This space is large enough for two separate sitting areas or could be a multi use room. Across the extra wide foyer/hallway is the huge formal dining room. This room is big enough to easily fit a 12 person dining table with multiple other furniture pieces without feeling crowded. Across the back of the house is

Key facts

• Brick exterior
• Formal dining room
• Front porch

Tags

• BRICK EXTERIOR
• FRONT PORCH
• FIREPLACE WITH BUILT INS
• FORMAL DINING ROOM
• EAT IN KITCHEN
• LARGE STORAGE ROOM

Property features AI

Exterior

• Parking: Attached or detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Porch; Chain link fencing; Level lot

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Fireplace in the living room; Refrigerator included
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (21.6% below list).
• Recommended offer: $133k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#351 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Lawrence County School District (town): math 24% / reading 25% proficiency, ranked #188 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walnut Ridge Elementary School (math 26% / reading 20%, grade F, #363 of 454 statewide, top 80%, 580 students, 58% FRL); Walnut Ridge High School (math 21% / reading 30%, grade F, #182 of 292 statewide, top 63%, 462 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 57 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $133,127 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.78% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $270,746
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 NW 3rd	0.17mi	4/3.0 (+1)	2,935 (-10%)	9mo	$245,000	$83	59

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

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.54×
• Total profit: $25,878
• Equity at exit: $84,333

10-year hold

• IRR: 11.1%
• Equity multiple: 2.81×
• Total profit: $86,011
• Equity at exit: $136,509

Cash invested: $47,572 (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 72476

• Home prices YoY: 1.7%
• Active inventory: 57
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-32

Break-even live

Break-even rent $1,371

Max offer price $164,311

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $16	+0% $-32	+5% $-80	+10% $-128
Rent	-10% $-137	-5% $-84	+0% $-32	+5% $21	+10% $74
Rate	-1.0pp $54	-0.5pp $12	base $-32	+0.5pp $-76	+1.0pp $-120

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $169,900 Active 19 DOM
2. 2026-06-21
   days on market $169,900 Active 18 DOM
3. 2026-06-19
   days on market $169,900 Active 16 DOM
4. 2026-06-18
   days on market $169,900 Active 15 DOM
5. 2026-06-17
   days on market $169,900 Active 14 DOM
6. 2026-06-16
   days on market $169,900 Active 13 DOM
7. 2026-06-15
   days on market $169,900 Active 12 DOM
8. 2026-06-14
   days on market $169,900 Active 10 DOM
9. 2026-06-12
   days on market $169,900 Active 9 DOM
10. 2026-06-09
    days on market $169,900 Active 6 DOM
11. 2026-06-08
    days on market $169,900 Active 5 DOM
12. 2026-06-07
    days on market $169,900 Active 4 DOM
13. 2026-06-07
    days on market $169,900 Active 3 DOM
14. 2026-06-04
    remarks 699-char remark
15. 2026-06-04
    listed $169,900 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,975
• − Mortgage interest: −$9,517
• − Property taxes: −$1,459
• − Insurance: −$850
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,943
• Taxable loss: −$3,349
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $424/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: Lawrence County School District
• NCES district ID: 0500082
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $34,340
• Composite: 20.15/100
• National rank: #8637
• State rank: #188 of 238 in AR

Livability — Walnut Ridge

• Score: 57/100
• State rank: #351
• US rank: #21939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walnut Ridge, AR
• Population (ZIP): 7,565

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 231.817
• 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

+188.0% since first listed

8 events — show timeline

• 2026-06-02 Listed $169,900 NEABOR MLS
• 2023-11-08 Listing Removed — CARMLS
• 2023-08-21 Listed $214,900 CARMLS
• 2023-08-21 Listed $214,900 NEABOR MLS
• 2010-08-31 Sold (Public Records) $75,000 Public Records
• 2007-11-07 Sold (Public Records) $31,000 Public Records
• 2005-11-08 Sold (Public Records) $26,000 Public Records
• 1999-11-09 Sold (Public Records) $59,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,459 · +8.2% YoY. Source: county tax records.