2510 Overdene St · Corning, AR 72422

$109,900

4 bd · 2.0 ba · 1,824 sqft · Condo · 146 Days on market

Built 1997 Good condition ↓ 4% since listing

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Take a look at this well maintained, income producing 2 bed/1 bath duplex! This 1,824 sq ft property features a functional layout with comfortable living spaces in each unit. A shared on-site laundry room adds extra convenience for tenants. Designed for easy living, this duplex is ideal for owner-occupants or investors looking for a reliable rental opportunity! Located in a desirable area with steady rental demand, making it a smart addition to your portfolio!

Key facts

• Functional layout
• Desirable area
• 7,405 sq ft lot

Tags

• INCOME PRODUCING DUPLEX
• FUNCTIONAL LAYOUT
• SHARED ON-SITE LAUNDRY
• RELIABLE RENTAL OPPORTUNITY
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 7.0% in Corning — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#38 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Corning School District (town): math 33% / reading 38% proficiency, ranked #123 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (1.8% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.72×
• Total profit: $22,009
• Equity at exit: $42,329

10-year hold

• IRR: 16.2%
• Equity multiple: 3.13×
• Total profit: $65,492
• Equity at exit: $60,182

Cash invested: $30,772 (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 72422

• Home prices YoY: 1.0%
• Active inventory: 44
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $242

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-13
   days on marketlisting id $109,900 Active 146 DOM
2. 2026-06-12
   days on market $109,900 Active 151 DOM
3. 2026-06-09
   days on market $109,900 Active 148 DOM
4. 2026-06-08
   days on market $109,900 Active 147 DOM
5. 2026-06-07
   days on market $109,900 Active 146 DOM
6. 2026-06-03
   days on market $109,900 Active 142 DOM
7. 2026-06-02
   days on market $109,900 Active 141 DOM
8. 2026-06-01
   days on market $109,900 Active 140 DOM
9. 2026-05-31
   days on market $109,900 Active 139 DOM
10. 2026-05-30
    days on market $109,900 Active 138 DOM
11. 2026-03-11
    price $109,900 464-char remark

    Show marketing remark (464 chars)

    Take a look at this well maintained, income producing 2 bed/1 bath duplex! This 1,824 sq ft property features a functional layout with comfortable living spaces in each unit. A shared on-site laundry room adds extra convenience for tenants. Designed for easy living, this duplex is ideal for owner-occupants or investors looking for a reliable rental opportunity! Located in a desirable area with steady rental demand, making it a smart addition to your portfolio!

12. 2026-03-11
    price $109,900 464-char remark

    Show marketing remark (464 chars)

    Take a look at this well maintained, income producing 2 bed/1 bath duplex! This 1,824 sq ft property features a functional layout with comfortable living spaces in each unit. A shared on-site laundry room adds extra convenience for tenants. Designed for easy living, this duplex is ideal for owner-occupants or investors looking for a reliable rental opportunity! Located in a desirable area with steady rental demand, making it a smart addition to your portfolio!

13. 2026-01-09
    listed $114,900 New Listing 464-char remark

    Show marketing remark (464 chars)

    Take a look at this well maintained, income producing 2 bed/1 bath duplex! This 1,824 sq ft property features a functional layout with comfortable living spaces in each unit. A shared on-site laundry room adds extra convenience for tenants. Designed for easy living, this duplex is ideal for owner-occupants or investors looking for a reliable rental opportunity! Located in a desirable area with steady rental demand, making it a smart addition to your portfolio!

14. 2026-01-09
    listed $114,900 Active 464-char remark

    Show marketing remark (464 chars)

    Take a look at this well maintained, income producing 2 bed/1 bath duplex! This 1,824 sq ft property features a functional layout with comfortable living spaces in each unit. A shared on-site laundry room adds extra convenience for tenants. Designed for easy living, this duplex is ideal for owner-occupants or investors looking for a reliable rental opportunity! Located in a desirable area with steady rental demand, making it a smart addition to your portfolio!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,212
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,197
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,609/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained, income-producing 2-bedroom/1-bathroom duplex is ready for a fresh coat of paint and some landscaping to maximize its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling tiles in kitchen and bathrooms — Improves aesthetics and functionality
• Both Landscaping and curb appeal improvements — Enhances overall appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling tiles in kitchen and bathrooms — Improves aesthetics and functionality ↑
• Both Landscaping and curb appeal improvements — Enhances overall appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Corning School District
• NCES district ID: 0500009
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,919
• Composite: 28.73/100
• National rank: #6679
• State rank: #123 of 238 in AR

Livability — Corning

• Score: 71/100
• State rank: #38
• US rank: #6594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corning, AR
• Population (ZIP): 4,302

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 191.7305
• 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

-4.4% since first listed

4 events — show timeline

• 2026-03-11 Price Changed $109,900 CARMLS
• 2026-03-11 Price Changed $109,900 NEABOR MLS
• 2026-01-09 Listed $114,900 NEABOR MLS
• 2026-01-09 Listed $114,900 CARMLS