1106 N 21st St · Van Buren, AR 72956

$110,000

4 bd · 2.5 ba · 2,025 sqft · SingleFamily public records · 53 Days on market

Built 1989 0.29 ac lot $54/sqft · 56% below area

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Visionaries! 4 bedrooms, 2.5 bathrooms, 2 living rooms, wood burning fireplace, 1850 sq. ft of heated and cooled space, newer central heat and air, and nice deck are a few of the hot selling points of this fixer upper! Home is located within walking distance to the Van Buren city park and lake. Home also has 500 sq. ft of enclosed space that could be used as living space or turned back into a 2-car garage. Price to sell! Won’t last long!

Key facts

• 0.29 acre lot
• Built 1989
• Listed 53 days

Property features AI

Finance

• HOA & community: Curbs; Park; Subdivision: Crawford Hills

Exterior

• Parking: Concrete parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available; Sewer available
• Home design: Single-family residential house; Two-level / multi-split design; Located on a cul-de-sac; Sloped lot
• Construction: Stone and frame construction; Slab foundation
• Exterior features: Balcony; Deck; Partial chain-link fencing in the back yard; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Gas water heater
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Storage; Fireplace in the family room; Full finished basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.8% in Van Buren — 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 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: J. J. Izard Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 479 students, 74% FRL); Butterfield Junior High School (math 38% / reading 32%, grade F, #122 of 201 statewide, top 61%, 613 students, 73% FRL); Van Buren High School (math 25% / reading 44%, grade F, #92 of 292 statewide, top 37%, 1,228 students, 48% FRL) — zoned schools average 65% FRL vs 50% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 249 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

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.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $110k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (median comp): $302,847
• List price: $110,000
• Delta: -63.68%
• 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
1513 Trenton Cir	0.45mi	3/2.0 (-1)	2,056 (+2%)	6mo	$340,000	$165	65
2042 Lisa Ln	0.11mi	4/2.0	1,801 (-11%)	15mo	$290,000	$161	62
1212 Butterfield Trl	0.63mi	3/2.0 (-1)	1,953 (-4%)	5mo	$290,000	$148	54
1520 Saratoga Dr	0.53mi	3/2.0 (-1)	2,135 (+5%)	12mo	$270,000	$126	50
1108 N 9th St	0.73mi	3/2.0 (-1)	1,983 (-2%)	7mo	$247,500	$125	49
1104 Northview Dr	0.66mi	3/2.0 (-1)	1,811 (-11%)	0mo	$215,330	$119	44
1100 Murta St	0.69mi	3/2.0 (-1)	2,227 (+10%)	2mo	$234,702	$105	42
1416 N 10th St	0.75mi	3/2.5 (-1)	2,148 (+6%)	12mo	$274,900	$128	40
12 Mable Nell Rd	0.66mi	3/1.5 (-1)	1,774 (-12%)	1mo	$160,000	$90	39
714 N 24th St	0.46mi	3/2.0 (-1)	1,788 (-12%)	17mo	$212,500	$119	38
1524 Bunker Hill Ct	0.53mi	3/2.0 (-1)	2,306 (+14%)	10mo	$335,000	$145	36
3012 Lisa Ln	0.74mi	3/2.0 (-1)	1,738 (-14%)	6mo	$225,000	$129	30

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $7,460
• Equity at exit: $16,401

10-year hold

• IRR: 17.0%
• Equity multiple: 2.51×
• Total profit: $46,502
• 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 72956

• Rents YoY: 4.8%
• Active inventory: 249
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $358

Break-even live

Break-even rent $937

Max offer price $110,000

Occupancy floor 69%

Sensitivity live

Price	-10% $420	-5% $389	+0% $358	+5% $326	+10% $295
Rent	-10% $248	-5% $303	+0% $358	+5% $412	+10% $467
Rate	-1.0pp $413	-0.5pp $386	base $358	+0.5pp $329	+1.0pp $300

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1518 Northridge Dr E Apt B Van Buren, AR	3.0	2.5	1616	$1,475	$0.91	15d	1	1.41mi
522 S 6th St Van Buren, AR	3.0	1.0	1424	$975	$0.68	45d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $110,000 Active 53 DOM
2. 2026-06-19
   days on market $110,000 Active 51 DOM
3. 2026-06-18
   days on market $110,000 Active 50 DOM
4. 2026-06-17
   days on market $110,000 Active 49 DOM
5. 2026-06-16
   days on market $110,000 Active 48 DOM
6. 2026-06-15
   price $110,000 Active 47 DOM
7. 2026-06-15
   days on market $132,500 Active 47 DOM
8. 2026-06-14
   days on market $132,500 Active 45 DOM
9. 2026-06-13
   days on market $132,500 Active 44 DOM
10. 2026-06-10
    days on market $132,500 Active 42 DOM
11. 2026-06-09
    days on market $132,500 Active 41 DOM
12. 2026-06-08
    days on market $132,500 Active 40 DOM
13. 2026-06-07
    days on market $132,500 Active 39 DOM
14. 2026-06-05
    days on market $132,500 Active 36 DOM
15. 2026-06-03
    days on market $132,500 Active 35 DOM
16. 2026-06-02
    pricedays on market $132,500 Active 34 DOM
17. 2026-06-01
    days on market $135,000 Active 33 DOM
18. 2026-05-31
    days on market $135,000 Active 32 DOM
19. 2026-05-30
    days on market $135,000 Active 31 DOM
20. 2026-04-29
    listed $135,000 Active 631-char remark
21. 2025-09-18
    price $149,000
22. 2025-07-21
    price $154,900
23. 2025-05-22
    price $161,900
24. 2025-05-02
    price $164,900
25. 2025-04-18
    price $169,000
26. 2025-03-18
    listed $175,000 Active
27. 2020-07-22
    soldstatus $62,300
28. 2020-07-21
    soldstatus $62,300

    Show marketing remark (462 chars)

    Calling all Visionaries! 4 bedrooms, 2.5 bathrooms, 2 living rooms, wood burning fireplace, 1850 sq. ft of heated and cooled space, newer central heat and air, and nice deck are a few of the hot selling points of this fixer upper! Home is located within walking distance to the Van Buren city park and lake. Home also has 500 sq. ft of enclosed space that could be used as living space or turned back into a 2-car garage. Price to sell! Won’t last long!

29. 2020-05-06
    listed $65,000

    Show marketing remark (462 chars)

    Calling all Visionaries! 4 bedrooms, 2.5 bathrooms, 2 living rooms, wood burning fireplace, 1850 sq. ft of heated and cooled space, newer central heat and air, and nice deck are a few of the hot selling points of this fixer upper! Home is located within walking distance to the Van Buren city park and lake. Home also has 500 sq. ft of enclosed space that could be used as living space or turned back into a 2-car garage. Price to sell! Won’t last long!

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,671
• − Mortgage interest: −$6,162
• − Property taxes: −$1,407
• − Insurance: −$550
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,200
• Taxable income: $2,685
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $3,646/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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, AR
• County: Crawford County · 34,546 people
• City population: 34,546
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+69.2% since first listed

12 events — show timeline

• 2026-06-15 Price Changed $110,000 WRVBOR
• 2026-06-01 Price Changed $132,500 WRVBOR
• 2026-04-29 Listed $135,000 WRVBOR
• 2025-09-18 Price Changed $149,000 WRVBOR
• 2025-07-21 Price Changed $154,900 WRVBOR
• 2025-05-22 Price Changed $161,900 WRVBOR
• 2025-05-02 Price Changed $164,900 WRVBOR
• 2025-04-18 Price Changed $169,000 WRVBOR
• 2025-03-18 Listed $175,000 WRVBOR
• 2020-07-22 Sold (Public Records) $62,300 Public Records
• 2020-07-21 Sold (MLS) $62,300 WRVBOR
• 2020-05-06 Listed $65,000 WRVBOR

Property tax history

+9.2%/yr

Latest (2025): $1,407 · +8.3% YoY. Source: county tax records.