1813 S Vine St · Stuttgart, AR 72160

$20,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 34 Days on market

Built 1965 0.25 ac lot $26/sqft · 60% below area

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity for Stuttgart. This is a two bedroom and one bathroom detached home. Roof was replaced in 2022, and a new mini split unit has been installed in the last five years. This property needs some work to optimize the rent value. Seller is selling this "As is"

Key facts

• Detached
• Roof replaced
• 0.25 acre lot

Tags

• DETACHED
• ROOF REPLACED
• MINI SPLIT UNIT INSTALLED

Property features AI

Finance

• Other: Annual taxes approximately $330
• Financial info: Cash financing possible

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Not specified property type; Entry level not specified; Facing direction not specified
• Construction: Metal/vinyl siding exterior; Composition roof; Other foundation (see remarks); Approximately 780 square feet
• Exterior features: Level lot; Paved road access; Lot approximately 50' x 125' (0.25 acre); Inside city limits

Interior

• Kitchen: Kitchen equipment: Other (see remarks)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating and cooling
• Interior features: Vinyl floors; Paneling on walls/ceilings; Den/Family room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($832 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#163 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Stuttgart School District (town): math 28% / reading 24% proficiency, ranked #180 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 17 units permitted in Arkansas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Arkansas County population projected at -19% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.16% ✓
• Cap rate: 37.27%
• Cash-on-cash: 110.65%
• DSCR: 5.92
• GRM: 2.0

CMA / ARV

• ARV (median comp): $49,686
• List price: $20,000
• Delta: -59.75%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 S Leslie St	0.36mi	2/1.0	720 (-8%)	16mo	$50,000	$69	56

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: —
• Equity multiple: 6.30×
• Total profit: $29,661
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 13.18×
• Total profit: $68,233
• Equity at exit: $1,729

Cash invested: $5,600 (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 72160

• Home prices YoY: -31.9%
• Active inventory: 39
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $516

Break-even live

Break-even rent $178

Max offer price $20,000

Occupancy floor 33%

Sensitivity live

Price	-10% $528	-5% $522	+0% $516	+5% $511	+10% $505
Rent	-10% $451	-5% $484	+0% $516	+5% $549	+10% $582
Rate	-1.0pp $526	-0.5pp $521	base $516	+0.5pp $511	+1.0pp $506

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   status $20,000 Under Contract 34 DOM
2. 2026-06-18
   days on market $20,000 Active 34 DOM
3. 2026-06-17
   days on market $20,000 Active 33 DOM
4. 2026-06-16
   days on market $20,000 Active 32 DOM
5. 2026-06-15
   days on market $20,000 Active 31 DOM
6. 2026-06-14
   days on market $20,000 Active 29 DOM
7. 2026-06-12
   days on market $20,000 Active 28 DOM
8. 2026-06-09
   days on market $20,000 Active 25 DOM
9. 2026-06-08
   days on market $20,000 Active 24 DOM
10. 2026-06-07
    days on market $20,000 Active 23 DOM
11. 2026-06-07
    days on market $20,000 Active 22 DOM
12. 2026-06-04
    days on market $20,000 Active 19 DOM
13. 2026-06-02
    days on market $20,000 Active 18 DOM
14. 2026-06-01
    days on market $20,000 Active 17 DOM
15. 2026-05-31
    days on market $20,000 Active 16 DOM
16. 2026-05-31
    days on market $20,000 Active 15 DOM
17. 2026-05-13
    listed $20,000 New Listing 286-char remark

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $329 · $27/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $9,980
• − Mortgage interest: −$1,120
• − Property taxes: −$329
• − Insurance: −$100
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$582
• Taxable income: $6,252
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $4,696/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: Stuttgart School District
• NCES district ID: 0512960
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $38,851
• Composite: 21.85/100
• National rank: #8240
• State rank: #180 of 238 in AR

Livability — Stuttgart

• Score: 64/100
• State rank: #163
• US rank: #13757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuttgart, AR
• Population (ZIP): 8,895

Population outlook (Arkansas County) Hauer SSP2

• Today (2025): 17,211 people
• By 2030: 16,520 · -4.0%
• By 2040: 15,158 · -11.9%
• By 2050: 13,916 · -19.1%
• By 2075: 11,278 · -34.5%
• By 2100: 8,805 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Arkansas

• 2024 margin: Solid R (+44.1) · D 27.1% · R 71.2% · Other 1.7%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.4pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+30.6 2012: R+22.2 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.76%
• Current HPI: 159.9216
• 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

• 2026-05-13 Listed $20,000 CARMLS

Property tax history

+0.6%/yr

Latest (2025): $329 · +8.3% YoY. Source: county tax records.