916 N North St St · Clarendon, AR 72029

$55,000

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 76 Days on market

Built 1970 6,098 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Located in the heart of Clarendon, this 3-bedroom, 1-bath home offers a great opportunity whether you’re looking for a full-time residence, weekend getaway, or investment property. This home provides easy access to town while still offering a quiet, small-town setting. For outdoor enthusiasts, the property is just minutes from the Clarendon boat ramp on the White River and surrounded by some of Arkansas’s most well-known destinations including Dagmar WMA, Cache River National Wildlife Refuge, and Bayou DeView making it an ideal base for fishing and green timber duck hunting. Even if hunting and fishing aren’t your focus, this home offers comfortable living with a furnished interior, making it move-in ready from day one. The large backyard carport provides excellent space for parking, storage, or outdoor gatherings. Whether you’re looking for a primary home, rental opportunity, or a place to enjoy the Delta lifestyle, this property checks all the boxes.

Key facts

• Dagmar wma
• Bayou deview
• White river

Tags

• BOAT RAMP
• WHITE RIVER
• DAGMAR WMA
• BAYOU DEVIEW
• FURNISHED INTERIOR
• LARGE BACKYARD CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#339 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, crime F, amenities F.
• Clarendon School District (rural): math 7% / reading 15% proficiency, ranked #232 of 238 in AR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Monroe County population projected at -33% 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
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. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.93%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.81×
• Total profit: $27,803
• Equity at exit: $24,730

10-year hold

• IRR: 32.2%
• Equity multiple: 5.50×
• Total profit: $69,266
• Equity at exit: $38,112

Cash invested: $15,400 (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 72029

• Active inventory: 7
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $294/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $333

Break-even live

Break-even rent $425

Max offer price $55,000

Occupancy floor 56%

Sensitivity live

Price	-10% $364	-5% $348	+0% $333	+5% $317	+10% $302
Rent	-10% $266	-5% $299	+0% $333	+5% $366	+10% $400
Rate	-1.0pp $360	-0.5pp $347	base $333	+0.5pp $318	+1.0pp $304

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 76 DOM
2. 2026-06-18
   days on market $55,000 Active 75 DOM
3. 2026-06-17
   days on market $55,000 Active 74 DOM
4. 2026-06-16
   days on market $55,000 Active 73 DOM
5. 2026-06-15
   days on market $55,000 Active 72 DOM
6. 2026-06-14
   days on market $55,000 Active 70 DOM
7. 2026-06-12
   days on market $55,000 Active 69 DOM
8. 2026-06-09
   days on market $55,000 Active 66 DOM
9. 2026-06-08
   days on market $55,000 Active 65 DOM
10. 2026-06-07
    days on market $55,000 Active 64 DOM
11. 2026-06-04
    days on market $55,000 Active 60 DOM
12. 2026-06-02
    days on market $55,000 Active 59 DOM
13. 2026-06-01
    days on market $55,000 Active 58 DOM
14. 2026-05-31
    days on market $55,000 Active 57 DOM
15. 2026-05-31
    days on market $55,000 Active 56 DOM
16. 2026-04-04
    listed $55,000 New Listing 990-char remark

    Show marketing remark (990 chars)

    Located in the heart of Clarendon, this 3-bedroom, 1-bath home offers a great opportunity whether you’re looking for a full-time residence, weekend getaway, or investment property. This home provides easy access to town while still offering a quiet, small-town setting. For outdoor enthusiasts, the property is just minutes from the Clarendon boat ramp on the White River and surrounded by some of Arkansas’s most well-known destinations including Dagmar WMA, Cache River National Wildlife Refuge, and Bayou DeView making it an ideal base for fishing and green timber duck hunting. Even if hunting and fishing aren’t your focus, this home offers comfortable living with a furnished interior, making it move-in ready from day one. The large backyard carport provides excellent space for parking, storage, or outdoor gatherings. Whether you’re looking for a primary home, rental opportunity, or a place to enjoy the Delta lifestyle, this property checks all the boxes.

17. 2024-07-29
    soldstatus $25,000
18. 1991-07-15
    soldstatus $17,000

ⓘ 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: $294 · $25/mo
• Projected year-2 tax: $352 · $29/mo
• Expected delta: +$58/yr (+$5/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $10,156
• − Mortgage interest: −$3,081
• − Property taxes: −$294
• − Insurance: −$275
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,600
• Taxable income: $3,281
• Est. tax owed @ 24.0%: −$787
• After-tax cash flow: $3,205/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: Clarendon School District
• NCES district ID: 0504350
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $31,539
• Composite: 8.66/100
• National rank: #9896
• State rank: #232 of 238 in AR

Livability — Clarendon

• Score: 57/100
• State rank: #339
• US rank: #21692

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: Clarendon, AR
• Population (ZIP): 1,650

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 6,269 people
• By 2030: 5,738 · -8.5%
• By 2040: 4,856 · -22.5%
• By 2050: 4,205 · -32.9%
• By 2075: 3,448 · -45.0%
• By 2100: 3,278 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 32% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Monroe

• 2024 margin: R (+15.8) · D 41.2% · R 56.9% · Other 1.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -4.0pp · 2024: -15.8pp
• All cycles: 2024: R+15.8 2020: R+14.1 2016: R+3.7 2012: R+0.1 2008: R+4.0

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

+223.5% since first listed

3 events — show timeline

• 2026-04-04 Listed $55,000 CARMLS
• 2024-07-29 Sold (Public Records) $25,000 Public Records
• 1991-07-15 Sold (Public Records) $17,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $294 · +20.0% YoY. Source: county tax records.