1230 Airport Rd · Alma, AR 72921

$95,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 153 Days on market

Built 1955 0.42 ac lot $120/sqft · 24% above area Est $77k · 24% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom, 1 bath home conveniently located close to downtown Alma. New roof is 1 year old, new siding material within the last year. Heat source is thermostatically controlled. Washer/Dryer & fridge convey with acceptable offer. Home is in the Rural Development eligible area. All of this on a large, deep lot, perfect for endless possibilities.

Key facts

• Large deep lot
• New siding
• New roof

Tags

• NEW ROOF
• NEW SIDING
• LARGE DEEP LOT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.1% in Alma — 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 62/100 on livability (#223 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, schools D, amenities F.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 110 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1955 — 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 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?
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: 1.18% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (median comp): $76,681
• List price: $95,000
• Delta: 23.89%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1230 Airport Rd	0.00mi	2/1.0	792 (0%)	14mo	$76,000	$96	88
523 London St	0.07mi	2/1.0	864 (+9%)	11mo	$38,500	$45	72

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $5,114
• Equity at exit: $14,165

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $30,749
• Equity at exit: $8,214

Cash invested: $26,600 (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 72921

• Home prices YoY: -5.6%
• Active inventory: 110
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $323

Break-even live

Break-even rent $713

Max offer price $95,000

Occupancy floor 66%

Sensitivity live

Price	-10% $376	-5% $350	+0% $323	+5% $296	+10% $269
Rent	-10% $234	-5% $278	+0% $323	+5% $367	+10% $411
Rate	-1.0pp $370	-0.5pp $347	base $323	+0.5pp $298	+1.0pp $273

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-17
   days on market $95,000 Active 153 DOM
2. 2026-06-16
   days on market $95,000 Active 152 DOM
3. 2026-06-15
   days on market $95,000 Active 151 DOM
4. 2026-06-14
   days on market $95,000 Active 149 DOM
5. 2026-06-13
   days on market $95,000 Active 148 DOM
6. 2026-06-10
   days on market $95,000 Active 146 DOM
7. 2026-06-09
   days on market $95,000 Active 145 DOM
8. 2026-06-08
   days on market $95,000 Active 144 DOM
9. 2026-06-07
   days on market $95,000 Active 143 DOM
10. 2026-06-05
    days on market $95,000 Active 140 DOM
11. 2026-06-02
    days on market $95,000 Active 138 DOM
12. 2026-06-01
    days on market $95,000 Active 137 DOM
13. 2026-05-31
    days on market $95,000 Active 136 DOM
14. 2026-05-30
    days on market $95,000 Active 135 DOM
15. 2026-03-24
    status Active 357-char remark

    Show marketing remark (357 chars)

    Cute 2 bedroom, 1 bath home conveniently located close to downtown Alma. New roof is 1 year old, new siding material within the last year. Heat source is thermostatically controlled. Washer/Dryer & fridge convey with acceptable offer. Home is in the Rural Development eligible area. All of this on a large, deep lot, perfect for endless possibilities.

16. 2026-03-18
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Cute 2 bedroom, 1 bath home conveniently located close to downtown Alma. New roof is 1 year old, new siding material within the last year. Heat source is thermostatically controlled. Washer/Dryer & fridge convey with acceptable offer. Home is in the Rural Development eligible area. All of this on a large, deep lot, perfect for endless possibilities.

17. 2026-02-17
    price $95,000 357-char remark

    Show marketing remark (357 chars)

    Cute 2 bedroom, 1 bath home conveniently located close to downtown Alma. New roof is 1 year old, new siding material within the last year. Heat source is thermostatically controlled. Washer/Dryer & fridge convey with acceptable offer. Home is in the Rural Development eligible area. All of this on a large, deep lot, perfect for endless possibilities.

18. 2026-01-09
    listed $100,000 Active 357-char remark

    Show marketing remark (357 chars)

    Cute 2 bedroom, 1 bath home conveniently located close to downtown Alma. New roof is 1 year old, new siding material within the last year. Heat source is thermostatically controlled. Washer/Dryer & fridge convey with acceptable offer. Home is in the Rural Development eligible area. All of this on a large, deep lot, perfect for endless possibilities.

19. 2025-04-07
    soldstatus $76,000 Closed 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

20. 2025-03-20
    status Pending 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

21. 2025-03-13
    price $80,000 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

22. 2025-03-08
    status Active 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

23. 2025-02-19
    status Pending 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

24. 2025-02-19
    price $82,000 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

25. 2025-01-25
    price $69,900 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

26. 2024-12-14
    listed $79,900 Active 443-char remark

    Show marketing remark (443 chars)

    2 bedroom 1 bath home in Alma sitting on just under a half acre in a quiet neighborhood. New roof with architectural shingles and new decking. New lighting throughout, new electric range and new bathroom vanity. Spacious front porch and expansive backyard with mature trees. Close to Award-winning Alma Schools, great Restaurants, Shopping , Lake Alma, Hiking trails , Golf and Frisbee Golf. 45 miles to Fayetteville and 15 miles to Fort Smith

27. 2024-11-25
    soldstatus $33,000 Closed
28. 2024-10-25
    status Pending
29. 2024-10-25
    price $33,000
30. 2024-10-01
    listed $1 Active

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$298/yr (+$25/mo · 96.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,461
• − Mortgage interest: −$5,321
• − Property taxes: −$310
• − Insurance: −$475
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,764
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,286/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Alma

• Score: 62/100
• State rank: #223
• US rank: #17089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alma, AR
• Population (ZIP): 12,827

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 249.3307
• 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

+187.9% since first listed

16 events — show timeline

• 2026-03-24 Relisted — WRVBOR
• 2026-03-18 Pending — WRVBOR
• 2026-02-17 Price Changed $95,000 WRVBOR
• 2026-01-09 Listed $100,000 WRVBOR
• 2025-04-07 Sold (MLS) $76,000 WRVBOR
• 2025-03-20 Pending — WRVBOR
• 2025-03-13 Price Changed $80,000 WRVBOR
• 2025-03-08 Relisted — WRVBOR
• 2025-02-19 Pending — WRVBOR
• 2025-02-19 Price Changed $82,000 WRVBOR
• 2025-01-25 Price Changed $69,900 WRVBOR
• 2024-12-14 Listed $79,900 WRVBOR
• 2024-11-25 Sold (MLS) $33,000 WRVBOR
• 2024-10-25 Pending — WRVBOR
• 2024-10-25 Price Changed $33,000 WRVBOR
• 2024-10-01 Listed $1 WRVBOR

Property tax history

+0.6%/yr

Latest (2025): $310 · +0.0% YoY. Source: county tax records.