105 S Peterson St · Dumas, AR 71639

$95,000

4 bd · 1.0 ba · 1,662 sqft · SingleFamily public records · 40 Days on market

Built 1980 4,356 sqft lot $57/sqft · 23% below area Est $123k · 23% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +8.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

Key facts

• Covered carport
• Large backyard
• Outdoor space

Tags

• COVERED CARPORT
• LARGE BACKYARD
• OUTDOOR SPACE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Approximately 0.1 acre lot; Approximately 1,662 total square feet (courthouse source)

Exterior

• Parking: Carport
• Utilities: Municipal electric service (Entergy)
• Home design: Single-family property
• Construction: Metal roof; Slab foundation
• Exterior features: Brick exterior; Paved road access; Level lot

Interior

• Kitchen: Free-standing stove
• Flooring: Tile; Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: Tile and other flooring (see remarks); Den/Family Room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/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: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#235 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Dumas School District (town): math 16% / reading 24% proficiency, ranked #215 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Desha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($657 loan paydown + $8k appreciation (8.1% local appreciation)).
• Desha County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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.
• Current owner paid $74k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $123,037
• List price: $95,000
• Delta: -22.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 S Peterson	0.07mi	4/1.5	1,794 (+8%)	4mo	$174,000	$97	78
316 College	0.41mi	3/1.0 (-1)	1,506 (-9%)	0mo	$25,000	$17	60
213 S Adcock	0.38mi	3/2.5 (-1)	1,590 (-4%)	6mo	$153,500	$97	59
212 S Adcock	0.36mi	3/2.0 (-1)	1,495 (-10%)	3mo	$157,000	$105	55
319 Court	0.45mi	3/2.0 (-1)	1,576 (-5%)	14mo	$120,000	$76	50

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

Projected returns pro-forma

8.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 3.47×
• Total profit: $65,585
• Equity at exit: $72,813

10-year hold

• IRR: 30.7%
• Equity multiple: 7.43×
• Total profit: $171,082
• Equity at exit: $145,146

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 71639

• Home prices YoY: 4.1%
• Active inventory: 6
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $406

Break-even live

Break-even rent $772

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $460	-5% $433	+0% $406	+5% $379	+10% $352
Rent	-10% $304	-5% $355	+0% $406	+5% $457	+10% $508
Rate	-1.0pp $454	-0.5pp $430	base $406	+0.5pp $381	+1.0pp $356

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. 2026-06-19
   days on market $95,000 Active 40 DOM
2. 2026-06-18
   days on market $95,000 Active 39 DOM
3. 2026-06-17
   days on market $95,000 Active 38 DOM
4. 2026-06-16
   days on market $95,000 Active 37 DOM
5. 2026-06-15
   days on market $95,000 Active 36 DOM
6. 2026-06-14
   days on market $95,000 Active 34 DOM
7. 2026-06-12
   days on market $95,000 Active 33 DOM
8. 2026-06-09
   days on market $95,000 Active 30 DOM
9. 2026-06-08
   days on market $95,000 Active 29 DOM
10. 2026-06-07
    days on market $95,000 Active 28 DOM
11. 2026-06-05
    statusdays on market $95,000 Active 26 DOM
12. 2026-06-04
    days on market $95,000 Price Change 24 DOM
13. 2026-06-02
    days on market $95,000 Price Change 23 DOM
14. 2026-06-01
    days on market $95,000 Price Change 22 DOM
15. 2026-05-31
    days on market $95,000 Price Change 21 DOM
16. 2026-05-31
    days on market $95,000 Price Change 20 DOM
17. 2026-05-10
    listed $99,500 New Listing 547-char remark
18. 2026-04-03
    historical
19. 2026-03-28
    price $129,900
20. 2026-03-11
    listed $139,900 New Listing
21. 2020-07-30
    soldstatus $73,900
22. 2020-07-29
    soldstatus $73,900 Sold

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

23. 2020-07-06
    historical

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

24. 2020-06-03
    historical Take Backups

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

25. 2020-04-15
    price $69,900

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

26. 2020-03-12
    status Back on Market

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

27. 2020-03-05
    historical

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

28. 2019-10-02
    price $74,900

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

29. 2019-09-06
    listed $79,500 New Listing

    Show marketing remark (338 chars)

    Nice four bedroom, two bath brick home with carport. Storage building, fenced back yard, metal roof, and front porch are some of the exterior features. The inside has some tile flooring, large walk in closet, and a large dining area beside kitchen. The forth bedroom could be used as a craft room or office. Call for an appointment today.

30. 1998-06-18
    soldstatus $33,500

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $15,430
• − Mortgage interest: −$5,321
• − Property taxes: −$865
• − Insurance: −$475
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,764
• Taxable income: $3,537
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,023/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: Dumas School District
• NCES district ID: 0505500
• Math proficiency: 16% ▼ -14.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $29,945
• Composite: 15.97/100
• National rank: #9245
• State rank: #215 of 238 in AR

Livability — Dumas

• Score: 61/100
• State rank: #235
• US rank: #17649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dumas, AR
• Population (ZIP): 5,385

Population outlook (Desha County) Hauer SSP2

• Today (2025): 10,289 people
• By 2030: 9,472 · -7.9%
• By 2040: 8,102 · -21.3%
• By 2050: 7,128 · -30.7%
• By 2075: 6,222 · -39.5%
• By 2100: 6,583 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 7% Two or more races 1%
• Hispanic origin (detail): Mexican 7%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Desha

• 2024 margin: Toss-up / Even · D 46.7% · R 51.5% · Other 1.8%
• 2008→2024 swing: -17.0pp toward R · 2008: 12.2pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: D+2.3 2016: D+7.4 2012: D+12.9 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.10%
• Current HPI: 203.5771
• 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

+183.6% since first listed

15 events — show timeline

• 2026-05-29 Price Changed $95,000 CARMLS
• 2026-05-10 Listed $99,500 CARMLS
• 2026-04-03 Listing Removed — CARMLS
• 2026-03-28 Price Changed $129,900 CARMLS
• 2026-03-11 Listed $139,900 CARMLS
• 2020-07-30 Sold (Public Records) $73,900 Public Records
• 2020-07-29 Sold (MLS) $73,900 CARMLS
• 2020-07-06 Listing Removed — CARMLS
• 2020-06-03 Contingent — CARMLS
• 2020-04-15 Price Changed $69,900 CARMLS
• 2020-03-12 Relisted — CARMLS
• 2020-03-05 Listing Removed — CARMLS
• 2019-10-02 Price Changed $74,900 CARMLS
• 2019-09-06 Listed $79,500 CARMLS
• 1998-06-18 Sold (Public Records) $33,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $865 · +0.0% YoY. Source: county tax records.