1311 Beech · Crossett, AR 71635

$110,000

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 59 Days on market

Built 1958 0.35 ac lot $69/sqft · 31% below area Est $160k · 31% under

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home featuring formal living/dining room and a large den with fireplace, (heater in front of fireplace now hooked to gas making it easy to install gas logs), vinyl flooring in the galley kitchen with refrigerator and stove and a eating area. In the living room, hallway and three bedrooms have beautiful hardwood floors. The three bedrooms have good size closets also. The hall bath has a walk-in shower and the master bedroom has a half-bath. Home has central heat and air, laundry room is in storage roof off the double carport, and another storage room off double carport. The large backyard is fenced and has large shop. This is one home you must see to know all the features.

Key facts

• Good size closets
• Walk-in shower
• Hardwood floors

Tags

• FORMAL LIVING DINING ROOM
• LARGE DEN WITH FIREPLACE
• VINYL FLOORING IN KITCHEN
• HARDWOOD FLOORS
• GOOD SIZE CLOSETS
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (4.2% below list).
• Recommended offer: $105k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.4% in Crossett — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#299 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,360 (4.2% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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?
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: 0.96% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $160,465
• List price: $110,000
• Delta: -31.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Elm St	0.14mi	3/2.0	1,744 (+9%)	6mo	$165,000	$95	71
1205 Hickory St	0.28mi	3/2.0	1,530 (-4%)	10mo	$160,000	$105	69
1208 Cypress St	0.29mi	3/2.0	1,652 (+3%)	14mo	$150,000	$91	67
118 Dogwood	0.37mi	3/2.0	1,576 (-2%)	17mo	$171,500	$109	64
1404 Cypress St	0.27mi	3/2.0	1,820 (+14%)	2mo	$215,000	$118	61
1306 Cypress St	0.26mi	3/2.0	1,471 (-8%)	14mo	$129,000	$88	61
1110 Hickory St	0.31mi	3/2.0	1,804 (+13%)	2mo	$52,000	$29	60
1412 Chestnut St	0.34mi	3/2.0	1,408 (-12%)	2mo	$165,000	$117	60
1004 Waterwell Rd	0.50mi	3/2.0	1,678 (+5%)	19mo	$143,000	$85	50
708 Walnut	0.69mi	3/2.0	1,470 (-8%)	11mo	$43,000	$29	43
909 Elm Street St	0.41mi	3/2.0	1,836 (+15%)	15mo	$136,600	$74	42
204 Williams St	0.59mi	2/2.0 (-1)	1,430 (-11%)	8mo	$80,000	$56	41

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-10,804
• Equity at exit: $16,401

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-388
• Equity at exit: $9,511

Cash invested: $30,800 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $110

Break-even live

Break-even rent $914

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $173	-5% $141	+0% $110	+5% $79	+10% $48
Rent	-10% $27	-5% $69	+0% $110	+5% $152	+10% $194
Rate	-1.0pp $166	-0.5pp $138	base $110	+0.5pp $82	+1.0pp $53

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $110,000 Active 59 DOM
2. 2026-06-18
   days on market $110,000 Active 58 DOM
3. 2026-06-17
   days on market $110,000 Active 57 DOM
4. 2026-06-16
   days on market $110,000 Active 56 DOM
5. 2026-06-15
   days on market $110,000 Active 55 DOM
6. 2026-06-14
   days on market $110,000 Active 53 DOM
7. 2026-06-12
   days on market $110,000 Active 52 DOM
8. 2026-06-09
   days on market $110,000 Active 49 DOM
9. 2026-06-08
   days on market $110,000 Active 48 DOM
10. 2026-06-07
    days on market $110,000 Active 47 DOM
11. 2026-06-05
    days on market $110,000 Active 45 DOM
12. 2026-06-04
    days on market $110,000 Active 43 DOM
13. 2026-06-02
    statusdays on market $110,000 Active 42 DOM
14. 2026-06-01
    days on market $110,000 Price Change 41 DOM
15. 2026-05-31
    days on market $110,000 Price Change 40 DOM
16. 2026-05-31
    days on market $110,000 Price Change 39 DOM
17. 2026-04-20
    listed $121,000 New Listing 687-char remark

    Show marketing remark (687 chars)

    Lovely home featuring formal living/dining room and a large den with fireplace, (heater in front of fireplace now hooked to gas making it easy to install gas logs), vinyl flooring in the galley kitchen with refrigerator and stove and a eating area. In the living room, hallway and three bedrooms have beautiful hardwood floors. The three bedrooms have good size closets also. The hall bath has a walk-in shower and the master bedroom has a half-bath. Home has central heat and air, laundry room is in storage roof off the double carport, and another storage room off double carport. The large backyard is fenced and has large shop. This is one home you must see to know all the features.

18. 2024-01-04
    soldstatus $94,500 Sold 493-char remark

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

19. 2024-01-04
    soldstatus $94,500

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

20. 2023-12-11
    status Pending (FC, SS, REO) 493-char remark

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

21. 2023-11-06
    status Back on Market 493-char remark

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

22. 2023-08-11
    status Under Contract 493-char remark

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

23. 2023-07-19
    historical 493-char remark

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

24. 2023-07-10
    listed $104,999 New Listing 493-char remark

    Show marketing remark (493 chars)

    This lovely home features a formal living/dining room and a large den with a fireplace. (heater is in fireplace now hooked to gas making it easy to install gas logs) with vinyl flooring, a breakfast eating area, kitchen with refrigerator and stove. Home also features three bedrooms, a hall bath with new walk-in shower, and a half bath. Home has central heat and air, , laundry room in storage room off double carport, another storage room off carport, large fenced in yard with a large shop.

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $12,643
• − Mortgage interest: −$6,162
• − Property taxes: −$1,192
• − Insurance: −$550
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,200
• Taxable loss: −$483
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,440/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — Crossett

• Score: 59/100
• State rank: #299
• US rank: #20393

Category grades

Amenities F Commute F 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: Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+15.2% since first listed

8 events — show timeline

• 2026-04-20 Listed $121,000 CARMLS
• 2024-01-04 Sold (Public Records) $94,500 Public Records
• 2024-01-04 Sold (MLS) $94,500 CARMLS
• 2023-12-11 Pending — CARMLS
• 2023-11-06 Relisted — CARMLS
• 2023-08-11 Pending — CARMLS
• 2023-07-19 Listing Removed — CARMLS
• 2023-07-10 Listed $104,999 CARMLS

Property tax history

+11.1%/yr

Latest (2025): $1,192 · +45.7% YoY. Source: county tax records.