719 Beatrice St · Fordyce, AR 71742

$109,900

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 115 Days on market

0.32 ac lot Est $102k · 8% over ↓ 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 +23.0/30.0
• DSCR +7.4/10.0
• Appreciation +7.1/10.0
• 1% rule +4.8/10.0
• ARV discount +3.9/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Completely remodeled 3BR/2BA home on a corner lot. All-electric with new HVAC, new wiring, new insulation, LED lighting, vinyl plank flooring throughout, updated kitchen and bathrooms, updated breaker box with fault breakers, and whole-house surge protector. Move-in ready with quality upgrades throughout.

Key facts

• New wiring
• Led lighting
• New hvac

Tags

• CORNER LOT
• NEW HVAC
• NEW WIRING
• NEW INSULATION
• LED LIGHTING
• VINYL PLANK FLOORING

Property features AI

Finance

• Other: Lot approximately 100 x 140 (0.32 acre); Lot size source: Tax records; Square footage source: Tax records; Subdivision: HOLDERNESS & SENYARD ADD; County: Dallas, City: Fordyce
• HOA & community: HOA frequency: Annual

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (including Entergy)
• Home design: Single-family property; Approx. 1,198 square feet; Facing information not provided
• Construction: Metal roof; Metal/vinyl siding; Crawl space foundation; Built year not provided
• Exterior features: Covered patio; Paved road access; Level lot; Inside city limits

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Electric water heater; Vinyl flooring; Central electric heating; Central electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $108k (1.7% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#313 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Fordyce School District (town): math 19% / reading 27% proficiency, ranked #203 of 238 in AR (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fordyce Elementary Schools (math 26% / reading 27%, grade F, #340 of 454 statewide, top 75%, 371 students, 30% FRL); Fordyce High School (math 14% / reading 28%, grade F, #228 of 292 statewide, top 79%, 361 students, 24% FRL) — zoned schools average 27% FRL vs 61% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($760 loan paydown + $5k appreciation (4.2% local appreciation)).
• Dallas County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 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?
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: 0.98% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $101,830
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Beatrice St	0.00mi	3/2.0	1,198 (0%)	0mo	$101,500	$85	96

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.06×
• Total profit: $32,494
• Equity at exit: $56,677

10-year hold

• IRR: 18.1%
• Equity multiple: 3.93×
• Total profit: $90,122
• Equity at exit: $93,471

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 71742

• Home prices YoY: 4.4%
• Active inventory: 21
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $196

Break-even live

Break-even rent $832

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $258	-5% $227	+0% $196	+5% $165	+10% $134
Rent	-10% $111	-5% $153	+0% $196	+5% $239	+10% $281
Rate	-1.0pp $251	-0.5pp $224	base $196	+0.5pp $167	+1.0pp $138

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: —

Listing history 3 events

1. 2026-04-17
   status Under Contract
2. 2026-03-25
   price $109,900
3. 2025-12-23
   listed $115,000 New Listing

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$282/yr (+$23/mo · 66.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $12,959
• − Mortgage interest: −$6,156
• − Property taxes: −$422
• − Insurance: −$550
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$3,197
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,216/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: Fordyce School District
• NCES district ID: 0506210
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $32,339
• Composite: 18.68/100
• National rank: #8884
• State rank: #203 of 238 in AR

Livability — Fordyce

• Score: 58/100
• State rank: #313
• US rank: #20808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fordyce, AR
• Population (ZIP): 4,424

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 6,895 people
• By 2030: 6,470 · -6.2%
• By 2040: 5,655 · -18.0%
• By 2050: 5,012 · -27.3%
• By 2075: 4,179 · -39.4%
• By 2100: 3,906 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong R (+29.4) · D 34.3% · R 63.8% · Other 1.9%
• 2008→2024 swing: -20.8pp toward R · 2008: -8.6pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+23.0 2016: R+12.5 2012: R+10.6 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 98.2933
• 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

3 events — show timeline

• 2026-04-17 Pending — CARMLS
• 2026-03-25 Price Changed $109,900 CARMLS
• 2025-12-23 Listed $115,000 CARMLS

Property tax history

+4.6%/yr

Latest (2025): $422 · +0.0% YoY. Source: county tax records.