376 Highway 361 · Lynn, AR 72440

$119,900

4 bd · 2.0 ba · 1,889 sqft · SingleFamily · 52 Days on market

Built 1970 Fair condition 0.55 ac lot $63/sqft · 7% below area Est $129k · 7% under ↓ 8% since listing

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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 +25.2/30.0
• ARV discount +10.6/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Well kept home in Lawrence County. 2 bedrooms on the main level and 2 bedrooms on the second level. Both bathrooms on the main level. Nice sized living room with a wood burning fireplace. Large laundry room. Storm shelter in the back yard. Nice sized lot, over a half acre.

Key facts

• Nice sized lot
• Storm shelter
• Large laundry room

Tags

• WOOD BURNING FIREPLACE
• STORM SHELTER
• LARGE LAUNDRY ROOM
• NICE SIZED LOT

Property features AI

Finance

• Other: Lot acreage source: courthouse; Square footage source: courthouse

Exterior

• Parking: Detached 1-car garage
• Utilities: Propane/butane gas service
• Home design: Single-family property (approx. 1,889 total area); Lot about 0.55 acre
• Construction: Crawl space foundation
• Exterior features: Brick exterior; Architectural shingle roof; Paved road access; Sloped lot; Rural property setting; Inside city limits

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: Includes a safe/storm room (other room)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central gas cooling; Floor/wall furnace; Gas space heater
• Interior features: Wood-burning prefabricated fireplace; Carpet, tile and laminate flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#397 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Hillcrest School District (rural): math 47% / reading 46% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hillcrest Elementary School (math 67% / reading 47%, grade C+, #49 of 454 statewide, top 12%, 253 students, 81% FRL) — zoned schools average 81% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 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 $4k of equity ($829 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 52 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $128,640
• List price: $119,900
• Delta: -6.79%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 1.94×
• Total profit: $31,598
• Equity at exit: $53,912

10-year hold

• IRR: 18.1%
• Equity multiple: 3.64×
• Total profit: $88,522
• Equity at exit: $83,085

Cash invested: $33,572 (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 72440

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $269

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 76%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $119,900 Active 52 DOM
2. 2026-06-18
   statusdays on market $119,900 Active 51 DOM
3. 2026-06-17
   days on market $119,900 Price Change 50 DOM
4. 2026-06-16
   days on market $119,900 Price Change 49 DOM
5. 2026-06-15
   days on market $119,900 Price Change 48 DOM
6. 2026-06-14
   days on market $119,900 Price Change 46 DOM
7. 2026-06-12
   pricestatusdays on market $119,900 Price Change 45 DOM
8. 2026-06-09
   days on market $129,900 Active 42 DOM

   Show marketing remark (273 chars)

   Well kept home in Lawrence County. 2 bedrooms on the main level and 2 bedrooms on the second level. Both bathrooms on the main level. Nice sized living room with a wood burning fireplace. Large laundry room. Storm shelter in the back yard. Nice sized lot, over a half acre.

9. 2026-06-08
   days on market $129,900 Active 41 DOM
10. 2026-06-07
    days on market $129,900 Active 40 DOM
11. 2026-06-04
    days on market $129,900 Active 36 DOM
12. 2026-06-02
    days on market $129,900 Active 35 DOM
13. 2026-06-01
    days on market $129,900 Active 34 DOM
14. 2026-05-31
    days on market $129,900 Active 33 DOM
15. 2026-05-31
    days on market $129,900 Active 32 DOM
16. 2026-04-28
    listed $129,900 New Listing 273-char remark
17. 2026-04-27
    listed $129,900 Active 273-char remark

    Show marketing remark (273 chars)

    Well kept home in Lawrence County. 2 bedrooms on the main level and 2 bedrooms on the second level. Both bathrooms on the main level. Nice sized living room with a wood burning fireplace. Large laundry room. Storm shelter in the back yard. Nice sized lot, over a half acre.

ⓘ 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: $16,673
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,488
• Taxable income: $1,403
• Est. tax owed @ 24.0%: −$337
• After-tax cash flow: $2,891/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed. Upgrading the kitchen and bathrooms, along with fresh paint and new flooring, can significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor HVAC system — standard system, likely in need of cleaning

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both replace carpeted floors — New flooring can improve the home's overall look and feel
• Both update kitchen cabinets — New cabinets can modernize the kitchen and increase its value
• Both update bathroom fixtures — New fixtures can improve the bathroom's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
HVAC system · standard system, likely in need of cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both replace carpeted floors — New flooring can improve the home's overall look and feel ↑
• Both update kitchen cabinets — New cabinets can modernize the kitchen and increase its value ↑
• Both update bathroom fixtures — New fixtures can improve the bathroom's functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hillcrest School District
• NCES district ID: 0500071
• Math proficiency: 47% ▲ 5.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $38,660
• Composite: 38.81/100
• National rank: #4112
• State rank: #31 of 238 in AR

Livability — Lynn

• Score: 56/100
• State rank: #397
• US rank: #23066

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: Lynn, AR
• Population (ZIP): 166

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Lithuanian 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: —
• 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

-7.7% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $119,900 CARMLS
• 2026-06-09 Price Changed $119,900 NEABOR MLS
• 2026-04-28 Listed $129,900 CARMLS
• 2026-04-27 Listed $129,900 NEABOR MLS