702 Pecan · Crossett, AR 71635

$110,000

3 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 313 Days on market

Built 1958 0.32 ac lot Est $84k · 32% over

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Why this score? — see what drove the D- 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 +16.5/30.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller will pay up to $5,000 on Buyers Closing Cost with acceptable offer. This lovely home has a Great location for families with Pecan Street being one of the widest streets in town, good for families to ride bikes. Also the home is located Close to Anderson Elementary School and the exercise Park and also major employment, city amenities and sports complex. This beautiful home features original beautiful hardwood floors, living room, den/dining/kitchen combo with vinyl flooring, three bedrooms with large closets, master has a large walk-in closet, Hall bath is large with double sinks and shower over bathtub. Master bath features a walk-in shower and pedestal sink. The Laundry room is loc

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1958

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property (one story implied)
• Construction: Composition roof; Crawl space foundation
• Exterior features: Brick exterior; Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Built-in stove; Surface range
• Bedrooms: Laundry area included (listed as a room)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling (electric); Central gas heat; Gas space heater
• Interior features: Wood and vinyl flooring; Formal living room; Den/family room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $65 ($782/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (5.0% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.4% in Crossett — 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 59/100 on livability (#299 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossett Elementary School (math 35% / reading 20%, grade F, #328 of 454 statewide, top 73%, 733 students, 68% FRL); Crossett Middle School (math 15% / reading 18%, grade F, #183 of 201 statewide, top 91%, 466 students, 62% FRL); Crossett High School (math 15% / reading 28%, grade F, #225 of 292 statewide, top 78%, 455 students, 56% FRL).
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $110k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 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 1958 — 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $83,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Walnut	0.09mi	3/2.0	1,470 (+6%)	11mo	$43,000	$29	75
803 Walnut St	0.11mi	2/1.0 (-1)	1,296 (-7%)	4mo	$60,000	$46	73
1205 Hickory St	0.54mi	3/2.0	1,530 (+10%)	10mo	$160,000	$105	48
1306 Cypress St	0.66mi	3/2.0	1,471 (+6%)	14mo	$129,000	$88	46
1004 Cedar St	0.43mi	3/2.0	1,196 (-14%)	21mo	$62,000	$52	36
1107 Oak	0.66mi	2/1.0 (-1)	1,192 (-14%)	8mo	$72,000	$60	31

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-13,659
• Equity at exit: $16,401

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-6,487
• Equity at exit: $9,511

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 71635

• Home prices YoY: -30.4%
• Active inventory: 59
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $65

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $141	-5% $103	+0% $65	+5% $27	+10% $-11
Rent	-10% $-17	-5% $24	+0% $65	+5% $106	+10% $148
Rate	-1.0pp $121	-0.5pp $93	base $65	+0.5pp $37	+1.0pp $8

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 25 events

1. 2026-06-22
   days on market $110,000 Active 313 DOM
2. 2026-06-21
   days on market $110,000 Active 312 DOM
3. 2026-06-19
   days on market $110,000 Active 310 DOM
4. 2026-06-18
   days on market $110,000 Active 309 DOM
5. 2026-06-17
   days on market $110,000 Active 308 DOM
6. 2026-06-16
   days on market $110,000 Active 307 DOM
7. 2026-06-15
   days on market $110,000 Active 306 DOM
8. 2026-06-14
   days on market $110,000 Active 304 DOM
9. 2026-06-12
   days on market $110,000 Active 303 DOM
10. 2026-06-09
    days on market $110,000 Active 300 DOM
11. 2026-06-08
    days on market $110,000 Active 299 DOM
12. 2026-06-07
    days on market $110,000 Active 298 DOM
13. 2026-06-05
    days on market $110,000 Active 296 DOM
14. 2026-06-04
    days on market $110,000 Active 294 DOM
15. 2026-06-02
    days on market $110,000 Active 293 DOM
16. 2026-06-01
    days on market $110,000 Active 292 DOM
17. 2026-05-31
    days on market $110,000 Active 291 DOM
18. 2026-05-31
    days on market $110,000 Active 290 DOM
19. 2026-05-22
    price $110,000
20. 2026-05-20
    status Back on Market
21. 2026-05-01
    status Under Contract
22. 2026-01-13
    price $128,900
23. 2025-09-29
    price $138,900
24. 2025-07-25
    listed $144,900 New Listing
25. 2002-12-23
    soldstatus $46,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $12,537
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$3,200
• Taxable loss: −$1,031
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,029/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — Crossett

• Score: 59/100
• State rank: #299
• US rank: #20393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+139.1% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $110,000 CARMLS
• 2026-05-20 Relisted — CARMLS
• 2026-05-01 Pending — CARMLS
• 2026-01-13 Price Changed $128,900 CARMLS
• 2025-09-29 Price Changed $138,900 CARMLS
• 2025-07-25 Listed $144,900 CARMLS
• 2002-12-23 Sold (Public Records) $46,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $207 · -23.9% YoY. Source: county tax records.