112 Oak St · Stamps, AR 71860

$40,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 1 Days on market

Built 1939

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Investor Alert! This 2-bed, 1-bath gem at 112 Oak St is the perfect addition to your portfolio. Built in 1939, this 852 sqft cottage offers a solid foundation for a high-ROI fix-and-flip or a long-term rental. Located in a quiet, established neighborhood, it & acirc; & euro; & trade; s ideally sized for the local rental market. Whether you & acirc; & euro; & trade; re looking to renovate for a HUD-compliant rental or a modern turnkey sale, the bones are here and the potential is massive. Bring your vision and capitalize on the growing demand in Lafayette County. Sold as-is, don& apos; t miss out on this equity-builder!

Key facts

• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $40k).

Location & tenants

• Location reads 60/100 on livability (#263 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B; Watch: schools F, amenities F, commute F.
• Lafayette County School District (rural): math 9% / reading 16% proficiency, ranked #227 of 238 in AR (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $1k appreciation (3.1% local appreciation)).
• Lafayette County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1939 — 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: 2.11% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.42%
• DSCR: 3.02
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.8%
• Equity multiple: 3.86×
• Total profit: $32,037
• Equity at exit: $18,228

10-year hold

• IRR: 50.4%
• Equity multiple: 7.78×
• Total profit: $75,925
• Equity at exit: $28,281

Cash invested: $11,200 (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 71860

• Home prices YoY: 3.4%
• Active inventory: 2
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $424

Break-even live

Break-even rent $307

Max offer price $40,000

Occupancy floor 45%

Sensitivity live

Price	-10% $447	-5% $435	+0% $424	+5% $413	+10% $401
Rent	-10% $357	-5% $391	+0% $424	+5% $457	+10% $491
Rate	-1.0pp $444	-0.5pp $434	base $424	+0.5pp $414	+1.0pp $403

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $40,000 Active

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $256 · $21/mo
• Expected delta: +$66/yr (+$5/mo · 34.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 48% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,119
• − Mortgage interest: −$2,241
• − Property taxes: −$190
• − Insurance: −$200
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,164
• Taxable income: $4,706
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $3,958/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: Lafayette County School District
• NCES district ID: 0500065
• Math proficiency: 9% ▼ -9.00%
• Reading proficiency: 16% ▼ -7.00%
• Median HH income: $28,744
• Composite: 9.64/100
• National rank: #9840
• State rank: #227 of 238 in AR

Livability — Stamps

• Score: 60/100
• State rank: #263
• US rank: #18945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamps, AR
• Population (ZIP): 1,966

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 5,990 people
• By 2030: 5,452 · -9.0%
• By 2040: 4,482 · -25.2%
• By 2050: 3,625 · -39.5%
• By 2075: 2,352 · -60.7%
• By 2100: 1,830 · -69.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 45% White 41% Two or more races 10% Asian 4%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · Other Asian/Pacific 4% Spanish 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+38.3) · D 30.0% · R 68.3% · Other 1.6%
• 2008→2024 swing: -19.3pp toward R · 2008: -19.0pp · 2024: -38.3pp
• All cycles: 2024: R+38.3 2020: R+34.3 2016: R+25.5 2012: R+18.4 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 93.7072
• 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

2 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $40,000 FSBO.com

Property tax history

+4.4%/yr

Latest (2024): $190 · +35.7% YoY. Source: county tax records.