611 S Hazen Ave · Hazen, AR 72064

$90,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 45 Days on market

Built 1996 0.30 ac lot $61/sqft · 10% below area Est $100k · 10% under

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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 +28.1/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to your next home or next investment opportunity in the heart of Hazen. Home owners enjoy comfortable living with spacious interiors, large kitchen and laundry room. Home sits on an oversize lot, just needs some TLC. Waiting for you! Home is being sold as-is; where-is. No Seller Disclosure and no seller repairs. AGENTS SEE CONFIDENTIAL REMARKS!

Key facts

• 0.3 acre lot
• Parking
• Built 1996

Property features AI

Finance

• Financial info: Financing options include conventional loans and cash (special financing noted in remarks)

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Attic turbo vent
• Home design: Frame construction with metal/vinyl siding
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Front porch; Paved road access; Level lot inside a subdivision

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer and dryer connections (dryer electric); Gas water heater; Ceiling fans; Formica kitchen counters; Sheetrock walls and ceilings
• Laundry & utility: Laundry room; Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#149 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Hazen School District (rural): math 25% / reading 29% proficiency, ranked #175 of 238 in AR (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 1 units permitted in Prairie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Prairie County population projected at -32% 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 ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.14% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (median comp): $99,922
• List price: $90,000
• Delta: -9.93%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 S Livermore St	0.07mi	3/1.5	1,610 (+9%)	14mo	$115,900	$72	68

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: 20.1%
• Equity multiple: 2.15×
• Total profit: $28,863
• Equity at exit: $40,468

10-year hold

• IRR: 21.3%
• Equity multiple: 4.07×
• Total profit: $77,387
• Equity at exit: $62,366

Cash invested: $25,200 (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 72064

• Active inventory: 7
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $284

Break-even live

Break-even rent $665

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $335	-5% $309	+0% $284	+5% $258	+10% $125
Rent	-10% $203	-5% $243	+0% $284	+5% $324	+10% $365
Rate	-1.0pp $329	-0.5pp $307	base $284	+0.5pp $260	+1.0pp $237

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $90,000 Active 45 DOM
2. 2026-06-18
   days on market $90,000 Active 44 DOM
3. 2026-06-17
   days on market $90,000 Active 43 DOM
4. 2026-06-16
   days on market $90,000 Active 42 DOM
5. 2026-06-15
   days on market $90,000 Active 41 DOM
6. 2026-06-14
   days on market $90,000 Active 39 DOM
7. 2026-06-12
   days on market $90,000 Active 38 DOM
8. 2026-06-09
   days on market $90,000 Active 35 DOM
9. 2026-06-08
   days on market $90,000 Active 34 DOM
10. 2026-06-07
    days on market $90,000 Active 33 DOM
11. 2026-06-07
    days on market $90,000 Active 32 DOM
12. 2026-06-04
    days on market $90,000 Active 29 DOM
13. 2026-06-02
    days on market $90,000 Active 28 DOM
14. 2026-06-01
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    days on market $90,000 Active 26 DOM
16. 2026-05-31
    days on market $90,000 Active 25 DOM
17. 2026-05-05
    listed $90,000 New Listing 355-char remark
18. 2004-06-04
    soldstatus $60,000

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$385/yr (+$32/mo · 201.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $12,289
• − Mortgage interest: −$5,041
• − Property taxes: −$191
• − Insurance: −$450
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,618
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,918/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: Hazen School District
• NCES district ID: 0507530
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $37,251
• Composite: 22.48/100
• National rank: #8100
• State rank: #175 of 238 in AR

Livability — Hazen

• Score: 65/100
• State rank: #149
• US rank: #12761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazen, AR
• Population (ZIP): 2,883

Population outlook (Prairie County) Hauer SSP2

• Today (2025): 7,361 people
• By 2030: 6,839 · -7.1%
• By 2040: 5,852 · -20.5%
• By 2050: 4,973 · -32.4%
• By 2075: 3,567 · -51.5%
• By 2100: 2,654 · -63.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 12% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 8% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Prairie

• 2024 margin: Solid R (+65.7) · D 16.4% · R 82.1% · Other 1.5%
• 2008→2024 swing: -31.0pp toward R · 2008: -34.8pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+61.0 2016: R+49.7 2012: R+40.6 2008: R+34.8

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

+50.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $90,000 CARMLS
• 2004-06-04 Sold (Public Records) $60,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $191 · -24.4% YoY. Source: county tax records.