600 S Elm · Hope, AR 71801

$89,000

2 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 267 Days on market

Built 1951 10,018 sqft lot $64/sqft · 11% above area Est $80k · 11% over

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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).

• Cash flow +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT RENTAL PROPERTY 2 Bed, 2 Bath with approx. 1392 Sq. Ft. of living space. Central AC & Heat. Property also has a Garage Apartment that has kitchen, living area, 2 bedrooms and 1 bath. PROPERTY TO BE SOLD AS-IS.

Key facts

• Central ac
• Heat
• Garage apartment

Tags

• GARAGE APARTMENT
• CENTRAL AC
• HEAT
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#161 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, crime F.
• Hope School District (town): math 13% / reading 21% proficiency, ranked #221 of 238 in AR (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 1 units permitted in Hempstead County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hempstead County population projected at -21% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.21% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $80,046
• List price: $89,000
• Delta: 11.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Cherry Dr	0.46mi	3/1.5 (+1)	1,372 (-1%)	3mo	$75,000	$55	67
722 E 6th St	0.54mi	3/2.0 (+1)	1,430 (+3%)	14mo	$142,000	$99	53
613 S Walnut St	0.17mi	3/1.5 (+1)	1,216 (-13%)	15mo	$17,500	$14	52
1301 Peach St	0.53mi	3/2.0 (+1)	1,542 (+11%)	3mo	$171,500	$111	50

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $4,972
• Equity at exit: $13,270

10-year hold

• IRR: 14.6%
• Equity multiple: 2.17×
• Total profit: $29,233
• Equity at exit: $7,695

Cash invested: $24,920 (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 71801

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $305

Break-even live

Break-even rent $694

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $355	-5% $330	+0% $305	+5% $280	+10% $255
Rent	-10% $220	-5% $262	+0% $305	+5% $348	+10% $390
Rate	-1.0pp $350	-0.5pp $328	base $305	+0.5pp $282	+1.0pp $258

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,000 Active 267 DOM
2. 2026-06-18
   days on market $89,000 Active 266 DOM
3. 2026-06-17
   days on market $89,000 Active 265 DOM
4. 2026-06-16
   days on market $89,000 Active 264 DOM
5. 2026-06-15
   days on market $89,000 Active 263 DOM
6. 2026-06-14
   days on market $89,000 Active 261 DOM
7. 2026-06-13
   days on market $89,000 Active 260 DOM
8. 2026-06-10
   days on market $89,000 Active 258 DOM
9. 2026-06-09
   days on market $89,000 Active 257 DOM
10. 2026-06-08
    days on market $89,000 Active 256 DOM
11. 2026-06-07
    days on market $89,000 Active 255 DOM
12. 2026-06-05
    days on market $89,000 Active 252 DOM
13. 2026-06-03
    days on market $89,000 Active 251 DOM
14. 2026-06-02
    days on market $89,000 Active 250 DOM
15. 2026-06-01
    days on market $89,000 Active 249 DOM
16. 2026-05-31
    days on market $89,000 Active 248 DOM
17. 2026-05-30
    days on market $89,000 Active 247 DOM
18. 2025-09-23
    listed $89,000 New Listing 221-char remark

    Show marketing remark (221 chars)

    GREAT RENTAL PROPERTY 2 Bed, 2 Bath with approx. 1392 Sq. Ft. of living space. Central AC & Heat. Property also has a Garage Apartment that has kitchen, living area, 2 bedrooms and 1 bath. PROPERTY TO BE SOLD AS-IS.

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $570 · $47/mo
• Expected delta: +$35/yr (+$3/mo · 6.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $12,961
• − Mortgage interest: −$4,985
• − Property taxes: −$535
• − Insurance: −$445
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,589
• Taxable income: $2,333
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,099/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: Hope School District
• NCES district ID: 0507840
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $32,285
• Composite: 13.71/100
• National rank: #9495
• State rank: #221 of 238 in AR

Livability — Hope

• Score: 64/100
• State rank: #161
• US rank: #13723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope, AR
• Population (ZIP): 14,907

Population outlook (Hempstead County) Hauer SSP2

• Today (2025): 20,807 people
• By 2030: 19,949 · -4.1%
• By 2040: 18,236 · -12.4%
• By 2050: 16,466 · -20.9%
• By 2075: 12,676 · -39.1%
• By 2100: 9,314 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 31% Hispanic / Latino 18% Two or more races 7%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Hempstead

• 2024 margin: Solid R (+39.7) · D 29.2% · R 68.9% · Other 2.0%
• 2008→2024 swing: -20.6pp toward R · 2008: -19.1pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.0 2016: R+28.9 2012: R+26.3 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.22%
• Current HPI: 136.8593
• 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

1 event — show timeline

• 2025-09-23 Listed $89,000 CARMLS

Property tax history

+1.7%/yr

Latest (2025): $535 · +0.0% YoY. Source: county tax records.