305 N School · Dermott, AR 71638

$45,000

2 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 101 Days on market

Built 1940 6,098 sqft lot $37/sqft · 50% above area Est $30k · 50% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Enjoy peaceful country living in Dermott with this charming 2-bedroom, 1-bath home offering approximately 1,215 square feet of comfortable living space. The home features a spacious living room that flows seamlessly into the dining area, creating a great setup for everyday living and entertaining. Step outside to the screened-in porch—perfect for morning coffee or relaxing evenings while taking in the quiet surroundings. This home comes move-in ready with a washer, dryer, stove, and refrigerator included for added convenience. While Dermott offers a calm, small-town feel, the true value is in the lifestyle. Located within a short drive to Lake Wallace, Lake Chicot, Lake Chicot State Park, and Harlow’s Casino Resort & Spa, you’ll have easy access to fishing, boating, camping, dining, and entertainment. This isn’t just a home—it’s an opportunity to enjoy peaceful living with nearby amenities that make everyday life feel like a getaway.

Key facts

• Move-in ready
• Screened-in porch
• Dining area

Tags

• SCREENED-IN PORCH
• SPACIOUS LIVING ROOM
• DINING AREA
• MOVE-IN READY
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#164 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Dermott School District (town): math 7% / reading 11% proficiency, ranked #234 of 238 in AR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP; 7 units permitted in Chicot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $453 of value loss. Plan a longer hold.
• Chicot County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 2.27% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.15%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $30,099
• List price: $45,000
• Delta: 49.51%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.23×
• Total profit: $28,146
• Equity at exit: $10,846

10-year hold

• IRR: 50.9%
• Equity multiple: 6.46×
• Total profit: $68,826
• Equity at exit: $11,375

Cash invested: $12,600 (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 71638

• Home prices YoY: -1.6%
• Active inventory: 31
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $495

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 46%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $45,000 Active 101 DOM
2. 2026-06-18
   days on market $45,000 Active 100 DOM
3. 2026-06-17
   days on market $45,000 Active 99 DOM
4. 2026-06-16
   days on market $45,000 Active 98 DOM
5. 2026-06-15
   days on market $45,000 Active 97 DOM
6. 2026-06-14
   days on market $45,000 Active 95 DOM
7. 2026-06-12
   days on market $45,000 Active 94 DOM
8. 2026-06-09
   days on market $45,000 Active 91 DOM
9. 2026-06-08
   days on market $45,000 Active 90 DOM
10. 2026-06-07
    days on market $45,000 Active 89 DOM
11. 2026-06-05
    days on market $45,000 Active 87 DOM
12. 2026-06-04
    days on market $45,000 Active 85 DOM
13. 2026-06-02
    days on market $45,000 Active 84 DOM
14. 2026-06-01
    days on market $45,000 Active 83 DOM
15. 2026-05-31
    days on market $45,000 Active 82 DOM
16. 2026-05-31
    days on market $45,000 Active 81 DOM
17. 2026-03-10
    listed $45,000 New Listing 989-char remark

    Show marketing remark (989 chars)

    Enjoy peaceful country living in Dermott with this charming 2-bedroom, 1-bath home offering approximately 1,215 square feet of comfortable living space. The home features a spacious living room that flows seamlessly into the dining area, creating a great setup for everyday living and entertaining. Step outside to the screened-in porch—perfect for morning coffee or relaxing evenings while taking in the quiet surroundings. This home comes move-in ready with a washer, dryer, stove, and refrigerator included for added convenience. While Dermott offers a calm, small-town feel, the true value is in the lifestyle. Located within a short drive to Lake Wallace, Lake Chicot, Lake Chicot State Park, and Harlow’s Casino Resort & Spa, you’ll have easy access to fishing, boating, camping, dining, and entertainment. This isn’t just a home—it’s an opportunity to enjoy peaceful living with nearby amenities that make everyday life feel like a getaway.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,245
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,309
• Taxable income: $5,556
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,608/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: Dermott School District
• NCES district ID: 0505170
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 11% ▼ -10.00%
• Median HH income: $25,589
• Composite: 6.45/100
• National rank: #9996
• State rank: #234 of 238 in AR

Livability — Dermott

• Score: 64/100
• State rank: #164
• US rank: #13856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dermott, AR
• Population (ZIP): 3,313

Population outlook (Chicot County) Hauer SSP2

• Today (2025): 9,681 people
• By 2030: 9,007 · -7.0%
• By 2040: 7,744 · -20.0%
• By 2050: 6,698 · -30.8%
• By 2075: 4,745 · -51.0%
• By 2100: 3,116 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 34% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chicot

• 2024 margin: Toss-up / Even · D 51.5% · R 47.5% · Other 1.0%
• 2008→2024 swing: -13.8pp toward R · 2008: 17.7pp · 2024: 4.0pp
• All cycles: 2024: D+4.0 2020: D+12.4 2016: D+15.3 2012: D+22.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.01%
• Current HPI: 62.1972
• 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

• 2026-03-10 Listed $45,000 CARMLS

Property tax history

-12.4%/yr

Latest (2025): $46 · +12.1% YoY. Source: county tax records.