606 Josephine St · Newport, AR 72112

$44,000

3 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 56 Days on market

Built 1952 9,583 sqft lot $24/sqft · 62% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This traditional style home has so much potential. With a carpenters touch this house could be your forever home. Or, make it an investment to improve and sell. Home has lots of space with a large backyard and storage building.

Key facts

• Large backyard
• Storage building
• Detached

Tags

• LARGE BACKYARD
• STORAGE BUILDING
• DETACHED

Property features AI

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public sewer; Public water; Municipal electric (includes Entergy); Natural gas
• Home design: Brick and metal/vinyl siding exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Front porch; Partially fenced yard with chain link; Outside storage area; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Central heating (gas); Floor/wall furnace
• Interior features: Wood-burning site-built fireplace; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 5.0% in Newport — 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 64/100 on livability (#167 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime D, schools F, amenities F.
• Newport School District (town): math 23% / reading 26% proficiency, ranked #194 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($304 loan paydown + $4k appreciation (10.0% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.27% ✓
• Cap rate: 18.89%
• Cash-on-cash: 45.00%
• DSCR: 3.00
• GRM: 3.7

CMA / ARV

• ARV (median comp): $116,303
• List price: $44,000
• Delta: -62.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Holden Ave	0.10mi	3/2.0	1,914 (+3%)	8mo	$77,500	$40	84
715 Josephine St	0.08mi	4/2.0 (+1)	2,021 (+9%)	22mo	$160,000	$79	58
1100 Holden Ave	0.34mi	2/1.5 (-1)	1,818 (-2%)	19mo	$129,900	$71	58
501 Main St	0.74mi	3/2.0	1,818 (-2%)	13mo	$29,000	$16	52
109 N Lakeside Ln	0.35mi	4/2.0 (+1)	1,581 (-15%)	4mo	$162,500	$103	51
725 Holden Avenue Ave	0.13mi	2/1.0 (-1)	1,626 (-12%)	19mo	$155,000	$95	48
619 Walnut St	0.69mi	3/2.0	2,108 (+14%)	17mo	$15,000	$7	31

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: 59.4%
• Equity multiple: 5.34×
• Total profit: $53,418
• Equity at exit: $39,639

10-year hold

• IRR: 52.9%
• Equity multiple: 11.89×
• Total profit: $134,224
• Equity at exit: $85,482

Cash invested: $12,320 (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 72112

• Home prices YoY: 15.6%
• Active inventory: 39
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $462

Break-even live

Break-even rent $413

Max offer price $44,000

Occupancy floor 49%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $44,000 Active 56 DOM
2. 2026-06-18
   statusdays on market $44,000 Active 55 DOM
3. 2026-06-17
   days on market $44,000 Price Change 54 DOM
4. 2026-06-16
   days on market $44,000 Price Change 53 DOM
5. 2026-06-15
   days on market $44,000 Price Change 52 DOM
6. 2026-06-14
   days on market $44,000 Price Change 50 DOM
7. 2026-06-12
   pricedays on market $44,000 Price Change 49 DOM
8. 2026-06-09
   days on market $45,000 Price Change 46 DOM
9. 2026-06-08
   days on market $45,000 Price Change 45 DOM
10. 2026-06-07
    days on market $45,000 Price Change 44 DOM
11. 2026-06-07
    pricedays on market $45,000 Price Change 43 DOM
12. 2026-06-04
    days on market $46,000 Price Change 40 DOM
13. 2026-06-02
    days on market $46,000 Price Change 39 DOM
14. 2026-06-01
    days on market $46,000 Price Change 38 DOM
15. 2026-05-31
    days on market $46,000 Price Change 37 DOM
16. 2026-05-31
    days on market $46,000 Price Change 36 DOM
17. 2026-05-02
    price $48,000 227-char remark
18. 2026-04-23
    listed $49,000 New Listing 227-char remark
19. 2025-02-21
    soldstatus $30,000
20. 2005-06-15
    soldstatus $69,000
21. 2002-12-11
    soldstatus $40,000

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $926 · $77/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $11,974
• − Mortgage interest: −$2,465
• − Property taxes: −$926
• − Insurance: −$220
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,280
• Taxable income: $5,167
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,304/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: Newport School District
• NCES district ID: 0500023
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $29,425
• Composite: 19.67/100
• National rank: #8734
• State rank: #194 of 238 in AR

Livability — Newport

• Score: 64/100
• State rank: #167
• US rank: #14064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, AR
• Population (ZIP): 11,092

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.46%
• Current HPI: 203.03
• 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

+10.0% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $44,000 CARMLS
• 2026-06-05 Price Changed $45,000 CARMLS
• 2026-05-29 Price Changed $46,000 CARMLS
• 2026-05-02 Price Changed $48,000 CARMLS
• 2026-04-23 Listed $49,000 CARMLS
• 2025-02-21 Sold (Public Records) $30,000 Public Records
• 2005-06-15 Sold (Public Records) $69,000 Public Records
• 2002-12-11 Sold (Public Records) $40,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $926 · +457.3% YoY. Source: county tax records.