604 Missouri Pl · Huntsville, AR 72740

$164,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 47 Days on market

Built 1974 9,748 sqft lot $160/sqft · 9% below area Est $181k · 9% under

---

Why this score? — see what drove the C- 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 +13.1/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Convenient in-town living at an affordable price! This nicely built 1032 sqft home has 3br/1ba with 2 car attached garage, natural gas range, and LVP/vinyl flooring throughout. Outdoors you find low maintenance vinyl siding, vinyl windows, and a newer roof (approx 3 yrs). Lots of additional storage or hobby space in the 8x16 and 12x16 outbuildings. Great location near all the necessities, schedule a showing today!

Key facts

• Vinyl windows
• Newer roof
• Natural gas range

Tags

• NATURAL GAS RANGE
• LVP VINYL FLOORING
• LOW MAINTENANCE VINYL SIDING
• VINYL WINDOWS
• NEWER ROOF
• ADDITIONAL STORAGE

Property features AI

Finance

• HOA & community: Monthly association fee (amount not specified); Community amenities include biking, trails/paths, shopping, proximity to national forest, state park, fire station and schools

Exterior

• Parking: Attached garage; 2 covered garage spaces; Asphalt driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available; Fiber optic available; Phone available
• Home design: Single-story; Vinyl siding
• Construction: Vinyl siding construction; Asphalt shingle roof; Crawlspace foundation; Built with double-pane vinyl windows
• Exterior features: Storage structure; Chain link and partial wire fencing; Cleared, city lot in central business district; Public paved road frontage; Smoke detectors

Interior

• Kitchen: Gas range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Programmable thermostat; Solid surface counters; Window treatments (drapes)
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-6 ($-74/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (13.0% below list).
• Recommended offer: $143k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% in Huntsville — 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 73/100 on livability (#26 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Huntsville Middle School (math 47% / reading 41%, grade D, #65 of 201 statewide, top 34%, 472 students, 67% FRL).
• Zoned-school proficiency averages 44% at this address vs 32% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Huntsville School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,475 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $180,781
• List price: $164,900
• Delta: -8.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Missouri Pl	0.09mi	3/1.0	1,084 (+5%)	12mo	$165,500	$153	78
305 Hawkins Ave	0.33mi	3/1.5	1,064 (+3%)	5mo	$189,400	$178	74
508 Miller St	0.42mi	2/1.0 (-1)	1,034 (+0%)	19mo	$165,000	$160	59
921 Gaskill St	0.69mi	2/2.0 (-1)	1,008 (-2%)	14mo	$180,000	$179	43
235 Holly St	0.36mi	3/2.0	1,168 (+13%)	18mo	$158,550	$136	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $89,440
• Equity at exit: $148,555

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $263,736
• Equity at exit: $320,364

Cash invested: $46,172 (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 72740

• Home prices YoY: 19.5%
• Active inventory: 129
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-6

Break-even live

Break-even rent $1,443

Max offer price $164,012

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $51	+0% $-6	+5% $-63	+10% $-120
Rent	-10% $-119	-5% $-63	+0% $-6	+5% $51	+10% $107
Rate	-1.0pp $77	-0.5pp $36	base $-6	+0.5pp $-49	+1.0pp $-92

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Drake Ave Huntsville, AR	2.0	1.0	720	$1,200	$1.67	16d	1	0.37mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1120	$1,595	$1.42	45d	1	0.66mi
171 Madison St Unit 2415 Huntsville, AR	3.0	2.0	1116	$1,595	$1.43	25d	1	0.66mi

Listing history 20 events

1. 2026-06-21
   days on market $164,900 Active 47 DOM
2. 2026-06-18
   days on market $164,900 Active 44 DOM
3. 2026-06-17
   days on market $164,900 Active 43 DOM
4. 2026-06-16
   days on market $164,900 Active 42 DOM
5. 2026-06-15
   days on market $164,900 Active 41 DOM
6. 2026-06-14
   days on market $164,900 Active 39 DOM
7. 2026-06-13
   days on market $164,900 Active 38 DOM
8. 2026-06-10
   days on market $164,900 Active 36 DOM
9. 2026-06-09
   days on market $164,900 Active 35 DOM
10. 2026-06-08
    days on market $164,900 Active 34 DOM
11. 2026-06-07
    days on market $164,900 Active 33 DOM
12. 2026-06-05
    days on market $164,900 Active 30 DOM
13. 2026-06-03
    days on market $164,900 Active 29 DOM
14. 2026-06-02
    days on market $164,900 Active 28 DOM
15. 2026-06-01
    days on market $164,900 Active 27 DOM
16. 2026-05-31
    days on market $164,900 Active 26 DOM
17. 2026-05-31
    days on market $164,900 Active 25 DOM
18. 2026-05-14
    status Active 417-char remark
19. 2026-04-28
    status Pending 417-char remark
20. 2026-04-20
    listed $164,900 Active 417-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,217
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,797
• Taxable loss: −$2,870
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $615/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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Huntsville

• Score: 73/100
• State rank: #26
• US rank: #5604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AR
• Population (ZIP): 10,226

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 22% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 57.73%
• Current HPI: 353.404
• 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

3 events — show timeline

• 2026-05-14 Relisted — NWARMLS
• 2026-04-28 Pending — NWARMLS
• 2026-04-20 Listed $164,900 NWARMLS

Property tax history

-5.7%/yr

Latest (2025): $77 · +0.0% YoY. Source: county tax records.