421 S Cherry · Beebe, AR 72012

$119,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 109 Days on market

Built 1980 0.51 ac lot $119/sqft · 15% below area Est $151k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 Bedroom 1 Bath Home . 2018 new Heat and air units. New water heater in 2025. Priced to sell and ideal for first-time buyers, investors, or anyone looking for a solid home at a great value. Convenient to town, schools, and daily essentials. Opportunity and affordability meet right here — don’t miss your chance to make it yours. Agents please see remarks.

Key facts

• 0.51 acre lot
• Built 1980
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $23 ($282/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 $107k (10.0% below list).
• Recommended offer: $107k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Beebe — 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 66/100 on livability (#114 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Beebe School District (town): math 44% / reading 36% proficiency, ranked #64 of 238 in AR (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beebe Elementary School (math 50% / reading 35%, grade F, #169 of 454 statewide, top 38%, 871 students, 54% FRL); Beebe Junior High School (math 50% / reading 44%, grade D+, #46 of 201 statewide, top 24%, 519 students, 51% FRL); Beebe High School (math 30% / reading 36%, grade F, #115 of 292 statewide, top 40%, 1,031 students, 42% FRL).
• Market conditions: 152 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 219 units permitted in White County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• White County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,070 (10.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 10% 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $151,091
• List price: $119,000
• Delta: -21.24%
• 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
616 S Elm St	0.16mi	3/1.0	1,048 (+5%)	3mo	$151,000	$144	82
606 N Elm	0.10mi	2/1.0 (-1)	962 (-4%)	18mo	$65,000	$68	69
507 S Cypress St	0.14mi	3/1.0	1,108 (+11%)	16mo	$70,000	$63	62
704 N Cypress St	0.74mi	2/1.0 (-1)	1,022 (+2%)	5mo	$130,000	$127	53
302 E Mississippi St	0.72mi	2/2.0 (-1)	1,000 (0%)	10mo	$152,000	$152	49
229 Baldwin Dr	0.54mi	3/2.0	1,143 (+14%)	8mo	$170,000	$149	41
201 Baldwin Dr	0.56mi	3/2.0	1,143 (+14%)	11mo	$172,000	$150	37
514 E Mississippi	0.71mi	3/2.0	1,102 (+10%)	14mo	$147,500	$134	34
239 Baldwin Dr	0.74mi	3/2.0	1,143 (+14%)	13mo	$179,825	$157	27
210 Baldwin Dr	0.73mi	3/2.0	1,143 (+14%)	14mo	$173,435	$152	26
227 Baldwin Dr	0.74mi	3/2.0	1,143 (+14%)	15mo	$171,900	$150	25
221 Baldwin Dr	0.75mi	3/2.0	1,143 (+14%)	18mo	$179,125	$157	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-17,772
• Equity at exit: $17,743

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-13,485
• Equity at exit: $10,289

Cash invested: $33,320 (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 72012

• Home prices YoY: -15.4%
• Active inventory: 152
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $23

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 93%

Sensitivity live

Price	-10% $106	-5% $65	+0% $23	+5% $-18	+10% $-59
Rent	-10% $-61	-5% $-19	+0% $23	+5% $66	+10% $108
Rate	-1.0pp $83	-0.5pp $54	base $23	+0.5pp $-7	+1.0pp $-39

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 N Elm St Beebe, AR	2.0	1.0	1028	$795	$0.77	25d	1	0.68mi
213 N Hickory St Beebe, AR	4.0	1.0	1380	$1,450	$1.05	25d	1	0.72mi
606 Oregon St Beebe, AR	2.0	2.0	1394	$1,095	$0.79	46d	1	1.19mi

Listing history 37 events

1. 2026-06-22
   days on market $119,000 Active 109 DOM
2. 2026-06-21
   days on market $119,000 Active 108 DOM
3. 2026-06-19
   days on market $119,000 Active 106 DOM
4. 2026-06-18
   days on market $119,000 Active 105 DOM
5. 2026-06-17
   days on market $119,000 Active 104 DOM
6. 2026-06-16
   days on market $119,000 Active 103 DOM
7. 2026-06-15
   days on market $119,000 Active 102 DOM
8. 2026-06-14
   days on market $119,000 Active 100 DOM
9. 2026-06-12
   days on market $119,000 Active 99 DOM
10. 2026-06-09
    days on market $119,000 Active 96 DOM
11. 2026-06-08
    days on market $119,000 Active 95 DOM
12. 2026-06-07
    days on market $119,000 Active 94 DOM
13. 2026-06-05
    days on market $119,000 Active 91 DOM
14. 2026-06-03
    days on market $119,000 Active 90 DOM
15. 2026-06-02
    days on market $119,000 Active 89 DOM
16. 2026-06-01
    days on market $119,000 Active 88 DOM
17. 2026-05-31
    days on market $119,000 Active 87 DOM
18. 2026-05-30
    days on market $119,000 Active 86 DOM
19. 2026-03-05
    listed $119,000 New Listing 379-char remark

    Show marketing remark (379 chars)

    Adorable 3 Bedroom 1 Bath Home . 2018 new Heat and air units. New water heater in 2025. Priced to sell and ideal for first-time buyers, investors, or anyone looking for a solid home at a great value. Convenient to town, schools, and daily essentials. Opportunity and affordability meet right here — don’t miss your chance to make it yours. Agents please see remarks.

20. 2026-01-25
    historical
21. 2025-01-24
    listed $135,000 New Listing
22. 2023-03-02
    status Under Contract
23. 2023-03-02
    soldstatus $120,000
24. 2023-02-28
    soldstatus $120,000 Sold
25. 2023-01-29
    historical Take Backups
26. 2023-01-28
    listed $120,000 New Listing
27. 2022-12-03
    historical
28. 2022-11-21
    status Back on Market
29. 2022-10-22
    status Under Contract
30. 2022-10-07
    price $119,000
31. 2022-09-25
    listed $125,000 New Listing
32. 2018-10-09
    soldstatus $71,500
33. 2018-10-05
    soldstatus $71,500
34. 2018-10-05
    listed $71,500
35. 2017-10-02
    historical
36. 2017-06-02
    listed $70,000 New Listing
37. 2006-01-19
    soldstatus $60,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,848
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$3,462
• Taxable loss: −$1,715
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $693/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: Beebe School District
• NCES district ID: 0502880
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $45,433
• Composite: 34.1/100
• National rank: #5293
• State rank: #64 of 238 in AR

Livability — Beebe

• Score: 66/100
• State rank: #114
• US rank: #11235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beebe, AR
• Population (ZIP): 13,663

Population outlook (White County) Hauer SSP2

• Today (2025): 82,310 people
• By 2030: 83,861 · +1.9%
• By 2040: 86,492 · +5.1%
• By 2050: 88,246 · +7.2%
• By 2075: 91,307 · +10.9%
• By 2100: 91,548 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+61.2) · D 18.3% · R 79.5% · Other 2.2%
• 2008→2024 swing: -14.0pp toward R · 2008: -47.2pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+58.9 2016: R+57.9 2012: R+53.7 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.40%
• Current HPI: 221.5962
• 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

+98.3% since first listed

19 events — show timeline

• 2026-03-05 Listed $119,000 CARMLS
• 2026-01-25 Listing Removed — CARMLS
• 2025-01-24 Listed $135,000 CARMLS
• 2023-03-02 Pending — CARMLS
• 2023-03-02 Sold (Public Records) $120,000 Public Records
• 2023-02-28 Sold (MLS) $120,000 CARMLS
• 2023-01-29 Contingent — CARMLS
• 2023-01-28 Listed $120,000 CARMLS
• 2022-12-03 Listing Removed — CARMLS
• 2022-11-21 Relisted — CARMLS
• 2022-10-22 Pending — CARMLS
• 2022-10-07 Price Changed $119,000 CARMLS
• 2022-09-25 Listed $125,000 CARMLS
• 2018-10-09 Sold (Public Records) $71,500 Public Records
• 2018-10-05 Listed $71,500 CARMLS
• 2018-10-05 Sold (MLS) $71,500 CARMLS
• 2017-10-02 Listing Removed — CARMLS
• 2017-06-02 Listed $70,000 CARMLS
• 2006-01-19 Sold (Public Records) $60,000 Public Records

Property tax history

-15.1%/yr

Latest (2024): $70 · -51.9% YoY. Source: county tax records.