718 Tennessee St · Walnut Ridge, AR 72476

$79,900

3 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 33 Days on market

$72/sqft · 18% below area Est $98k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

Key facts

• Crawl space
• New flooring
• One car carport

Tags

• REFRESHED WITH PAINT
• NEW SHINGLES
• NEW FLOORING
• CRAWL SPACE
• ONE CAR CARPORT
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 5.3% in Walnut Ridge — 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 57/100 on livability (#351 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Lawrence County School District (town): math 24% / reading 25% proficiency, ranked #188 of 238 in AR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 63 units permitted in Lawrence County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (3.8% local appreciation)).
• Lawrence County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $31k; list at $80k implies a 158% gain — meaningful room to come down on a strong offer.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $97,833
• List price: $79,900
• Delta: -18.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 NE Dorothy Dr	0.19mi	3/1.0	1,071 (-4%)	8mo	$129,000	$120	78
605 NE Kelly	0.33mi	3/1.5	1,093 (-2%)	3mo	$50,000	$46	77
320 Kentucky St	0.05mi	2/1.0 (-1)	1,022 (-8%)	4mo	$20,000	$20	75
403 Tennessee Ave	0.40mi	3/1.0	1,170 (+5%)	6mo	$133,000	$114	68
210 NE Front St	0.56mi	3/2.0	1,070 (-4%)	4mo	$151,000	$141	60
720 Florida St	0.09mi	3/2.0	1,280 (+15%)	9mo	$108,000	$84	60
212 NE Front St	0.59mi	3/2.0	1,070 (-4%)	4mo	$151,000	$141	58
204 SE 4th St E	0.39mi	2/1.0 (-1)	1,004 (-10%)	4mo	$75,000	$75	57
703 E Elm St E	0.49mi	2/1.0 (-1)	1,247 (+12%)	1mo	$113,000	$91	52
410 E Poplar	0.74mi	2/1.0 (-1)	1,161 (+4%)	5mo	$35,000	$30	50
809 SE 7th St	0.43mi	3/1.0	1,274 (+14%)	8mo	$47,500	$37	50
1176 Midway Rd	0.71mi	2/1.5 (-1)	1,234 (+11%)	6mo	$174,800	$142	37

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

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.77×
• Total profit: $39,497
• Equity at exit: $39,660

10-year hold

• IRR: 29.7%
• Equity multiple: 5.45×
• Total profit: $99,531
• Equity at exit: $64,197

Cash invested: $22,372 (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 72476

• Home prices YoY: 1.7%
• Active inventory: 55
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $414

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 61%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Active 479-char remark

   Show marketing remark (479 chars)

   This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

2. 2026-05-14
   status Back on Market 479-char remark

   Show marketing remark (479 chars)

   This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

3. 2026-04-27
   historical 479-char remark

   Show marketing remark (479 chars)

   This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

4. 2026-04-27
   status Under Contract 479-char remark

   Show marketing remark (479 chars)

   This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

5. 2026-03-26
   listed $79,900 Active 479-char remark

   Show marketing remark (479 chars)

   This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

6. 2026-03-26
   listed $79,900 New Listing 479-char remark

   Show marketing remark (479 chars)

   This 3 bedroom, 1 bath home has been refreshed with paint, new shingles, and new flooring. Home is on crawl space with one car carport. Current systems/appliances are not guaranteed to work. Seller does not automatically pay typical closing costs for our area. Seller will pay any back taxes, prorate current taxes, and pay up to $150 for deed prep. Any additional fees Buyer requests should be noted on the contract. Home to be sold AS-IS. Agents please read additional remarks.

7. 2003-09-23
   soldstatus $31,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,670
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,324
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,022/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: Lawrence County School District
• NCES district ID: 0500082
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 25% ▼ -13.00%
• Median HH income: $34,340
• Composite: 20.15/100
• National rank: #8637
• State rank: #188 of 238 in AR

Livability — Walnut Ridge

• Score: 57/100
• State rank: #351
• US rank: #21939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walnut Ridge, AR
• Population (ZIP): 7,565

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,453 people
• By 2030: 14,697 · -4.9%
• By 2040: 13,247 · -14.3%
• By 2050: 11,937 · -22.8%
• By 2075: 9,466 · -38.7%
• By 2100: 7,441 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+64.0) · D 16.9% · R 81.0% · Other 2.1%
• 2008→2024 swing: -43.1pp toward R · 2008: -20.9pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.6 2016: R+49.8 2012: R+31.6 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 231.817
• 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

+157.7% since first listed

7 events — show timeline

• 2026-05-14 Relisted — NEABOR MLS
• 2026-05-14 Relisted — CARMLS
• 2026-04-27 Delisted — NEABOR MLS
• 2026-04-27 Pending — CARMLS
• 2026-03-26 Listed $79,900 CARMLS
• 2026-03-26 Listed $79,900 NEABOR MLS
• 2003-09-23 Sold (Public Records) $31,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3 · +0.0% YoY. Source: county tax records.