1428 James · North Crossett, AR 71635

$74,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 101 Days on market

Built 1961 0.87 ac lot $80/sqft · 12% below area Est $84k · 12% under

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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 +26.1/30.0
• ARV discount +13.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a Move-in-Ready, great starter home, or a great home to retire to, this is the home for you. It features a galley kitchen with stove and open to the dining area. The living room is also open to the dining room, and the hall leads to the 3 bedrooms and hall bath featuring shower over the bathtub. The laundry room is located in laundry room off the one car carport. Home is all electric and has central unit with new thermostat, and the roof was replaced December 2025. If you are looking for a large fenced in yard for a garden, this home is for you and is located on a corner lot with double gates for easy access to the backyard. Seller has also left some furniture and a clothes dryer that will remain with the property if buyer wants them. (Seller is selling "as is") House will qualify for FHA and USDA-RD.

Key facts

• Galley kitchen
• Laundry room
• Double gates

Tags

• GALLEY KITCHEN
• LAUNDRY ROOM
• LARGE FENCED IN YARD
• CORNER LOT
• DOUBLE GATES
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($882 rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#239 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: employment D, health & safety D, schools F.
• Crossett School District (town): math 19% / reading 21% proficiency, ranked #213 of 238 in AR (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ashley County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $74k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $84,396
• List price: $74,000
• Delta: -12.32%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1432 Mimosa St	0.37mi	3/1.0	1,056 (+15%)	16mo	$10,700	$10	45
112 Wilcoxin St	0.61mi	3/1.0	1,000 (+9%)	24mo	$113,000	$113	37

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-158
• Equity at exit: $11,034

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $15,136
• Equity at exit: $6,398

Cash invested: $20,720 (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 71635

• Home prices YoY: -30.4%
• Active inventory: 56
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $186

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 74%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   status $74,000 Under Contract 101 DOM
2. 2026-06-12
   days on market $74,000 Active 101 DOM
3. 2026-06-09
   days on market $74,000 Active 98 DOM
4. 2026-06-08
   days on market $74,000 Active 97 DOM
5. 2026-06-07
   days on market $74,000 Active 96 DOM
6. 2026-06-05
   days on market $74,000 Active 94 DOM
7. 2026-06-04
   days on market $74,000 Active 92 DOM
8. 2026-06-02
   days on market $74,000 Active 91 DOM
9. 2026-06-01
   days on market $74,000 Active 90 DOM
10. 2026-05-31
    days on market $74,000 Active 89 DOM
11. 2026-05-31
    days on market $74,000 Active 88 DOM
12. 2026-03-03
    listed $79,000 New Listing 848-char remark

    Show marketing remark (848 chars)

    If you are looking for a Move-in-Ready, great starter home, or a great home to retire to, this is the home for you. It features a galley kitchen with stove and open to the dining area. The living room is also open to the dining room, and the hall leads to the 3 bedrooms and hall bath featuring shower over the bathtub. The laundry room is located in laundry room off the one car carport. Home is all electric and has central unit with new thermostat, and the roof was replaced December 2025. If you are looking for a large fenced in yard for a garden, this home is for you and is located on a corner lot with double gates for easy access to the backyard. Seller has also left some furniture and a clothes dryer that will remain with the property if buyer wants them. (Seller is selling "as is") House will qualify for FHA and USDA-RD.

13. 2015-10-05
    soldstatus $35,000

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,587
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$2,153
• Taxable income: $1,115
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $1,959/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: Crossett School District
• NCES district ID: 0504800
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $37,682
• Composite: 16.73/100
• National rank: #9162
• State rank: #213 of 238 in AR

Livability — North Crossett

• Score: 61/100
• State rank: #239
• US rank: #17857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Crossett, AR
• Population (ZIP): 10,368

Population outlook (Ashley County) Hauer SSP2

• Today (2025): 18,757 people
• By 2030: 17,541 · -6.5%
• By 2040: 15,243 · -18.7%
• By 2050: 13,136 · -30.0%
• By 2075: 8,901 · -52.5%
• By 2100: 5,626 · -70.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ashley

• 2024 margin: Solid R (+48.0) · D 25.2% · R 73.2% · Other 1.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -28.1pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+43.2 2016: R+36.5 2012: R+25.4 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.73%
• Current HPI: 125.616
• 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

+125.7% since first listed

2 events — show timeline

• 2026-03-03 Listed $79,000 CARMLS
• 2015-10-05 Sold (Public Records) $35,000 Public Records