110 N Peach · Junction City, AR 71749

$110,000

3 bd · 2.0 ba · 1,734 sqft · SingleFamily · 118 Days on market

Built 1988 Good condition 7,405 sqft lot $63/sqft · 21% below area Est $139k · 21% under ↓ 4% since listing

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 110 Peach Street in Junction City! This 3-bedroom, 2-bath home offers flexible space that could easily serve as a 4th bedroom, office, or bonus room to fit your needs. Inside, you’ll find a comfortable eat-in kitchen and a spacious laundry/utility room with plenty of room for storage and organization. Situated on a corner lot, the property provides extra yard space and added curb appeal. Enjoy relaxing evenings on the covered back porch, perfect for unwinding or entertaining guests. A large shed in the yard offers additional storage for tools, equipment, or hobbies. This home combines functionality, space, and value all in one. Don’t miss your opportunity to make it yours!

Key facts

• Eat-in kitchen
• Large shed
• Corner lot

Tags

• EAT-IN KITCHEN
• SPACIOUS LAUNDRY ROOM
• CORNER LOT
• COVERED BACK PORCH
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#385 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Junction City School District (rural): math 18% / reading 23% proficiency, ranked #208 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Junction City Elem. School (math 21% / reading 17%, grade F, #392 of 454 statewide, top 86%, 384 students, 70% FRL); Junction City High School (math 14% / reading 29%, grade F, #225 of 292 statewide, top 78%, 318 students, 68% FRL).
• Market conditions: 6 active listings in the ZIP; 20 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Union County population projected at -21% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $139,366
• List price: $110,000
• Delta: -21.07%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Myrtle St	0.38mi	3/2.0	1,677 (-3%)	17mo	$154,900	$92	63
224 N Elm St	0.50mi	3/2.0	1,768 (+2%)	14mo	$220,000	$124	62
310 N Myrtle	0.45mi	3/3.0	1,744 (+1%)	20mo	$180,000	$103	57

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: 12.7%
• Equity multiple: 1.72×
• Total profit: $22,300
• Equity at exit: $49,461

10-year hold

• IRR: 14.7%
• Equity multiple: 3.17×
• Total profit: $66,770
• Equity at exit: $76,225

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 71749

• Active inventory: 6
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $142

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $218	-5% $180	+0% $142	+5% $104	+10% $66
Rent	-10% $52	-5% $97	+0% $142	+5% $187	+10% $232
Rate	-1.0pp $197	-0.5pp $170	base $142	+0.5pp $113	+1.0pp $84

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 20 events

1. 2026-06-22
   days on market $110,000 Active 118 DOM
2. 2026-06-21
   days on market $110,000 Active 117 DOM
3. 2026-06-19
   days on market $110,000 Active 115 DOM
4. 2026-06-18
   days on market $110,000 Active 114 DOM
5. 2026-06-17
   days on market $110,000 Active 113 DOM
6. 2026-06-16
   days on market $110,000 Active 112 DOM
7. 2026-06-15
   days on market $110,000 Active 111 DOM
8. 2026-06-14
   days on market $110,000 Active 109 DOM
9. 2026-06-12
   days on market $110,000 Active 108 DOM
10. 2026-06-09
    days on market $110,000 Active 105 DOM
11. 2026-06-08
    days on market $110,000 Active 104 DOM
12. 2026-06-07
    days on market $110,000 Active 103 DOM
13. 2026-06-05
    days on market $110,000 Active 101 DOM
14. 2026-06-04
    days on market $110,000 Active 99 DOM
15. 2026-06-02
    days on market $110,000 Active 98 DOM
16. 2026-06-01
    days on market $110,000 Active 97 DOM
17. 2026-05-31
    days on market $110,000 Active 96 DOM
18. 2026-05-31
    days on market $110,000 Active 95 DOM
19. 2026-04-16
    price $110,000 704-char remark

    Show marketing remark (704 chars)

    Welcome to 110 Peach Street in Junction City! This 3-bedroom, 2-bath home offers flexible space that could easily serve as a 4th bedroom, office, or bonus room to fit your needs. Inside, you’ll find a comfortable eat-in kitchen and a spacious laundry/utility room with plenty of room for storage and organization. Situated on a corner lot, the property provides extra yard space and added curb appeal. Enjoy relaxing evenings on the covered back porch, perfect for unwinding or entertaining guests. A large shed in the yard offers additional storage for tools, equipment, or hobbies. This home combines functionality, space, and value all in one. Don’t miss your opportunity to make it yours!

20. 2026-02-24
    listed $115,000 New Listing 704-char remark

    Show marketing remark (704 chars)

    Welcome to 110 Peach Street in Junction City! This 3-bedroom, 2-bath home offers flexible space that could easily serve as a 4th bedroom, office, or bonus room to fit your needs. Inside, you’ll find a comfortable eat-in kitchen and a spacious laundry/utility room with plenty of room for storage and organization. Situated on a corner lot, the property provides extra yard space and added curb appeal. Enjoy relaxing evenings on the covered back porch, perfect for unwinding or entertaining guests. A large shed in the yard offers additional storage for tools, equipment, or hobbies. This home combines functionality, space, and value all in one. Don’t miss your opportunity to make it yours!

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 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: $13,701
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,200
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,714/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 · 14 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath home in Junction City is in good condition with a good exterior and interior. It offers a spacious layout and is well-maintained. The home is ready for a new owner and would benefit from a fresh coat of paint and new windows to further enhance its curb appeal and market value.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home.
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's market value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home. ↑
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's market 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: Junction City School District
• NCES district ID: 0508340
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $43,498
• Composite: 17.69/100
• National rank: #9023
• State rank: #208 of 238 in AR

Livability — Junction City

• Score: 56/100
• State rank: #385
• US rank: #22708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, AR
• Population (ZIP): 2,994

Population outlook (Union County) Hauer SSP2

• Today (2025): 37,422 people
• By 2030: 35,808 · -4.3%
• By 2040: 32,605 · -12.9%
• By 2050: 29,688 · -20.7%
• By 2075: 23,691 · -36.7%
• By 2100: 17,950 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 25% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 1% Serbian 0%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.5%
• 2008→2024 swing: -7.4pp toward R · 2008: -26.1pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+29.5 2016: R+27.8 2012: R+26.3 2008: R+26.1

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

-4.3% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $110,000 CARMLS
• 2026-02-24 Listed $115,000 CARMLS