1608 Mclain St · Newport, AR 72112

$85,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 17 Days on market

Built 1950 Est $92k · 8% 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 +18.7/30.0
• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This is a precious home that has had one owner, and a lot of love! It has good space with a living room, dining room, kitchen, extra kitchen space and laundry area, 2 bedrooms downstairs, 1 bathroom, and a bonus bedroom with closet in the finished attic. The kitchen includes a refrigerator, dishwasher and gas stove, all of which convey with the home. The house is heated with natural gas heaters and window unit electric air conditioners. There are two extra lots that are included with this property! These could be used for extra lawn space or could also be great land for duplexes!

Key facts

• New metal roof
• Jack and jill bath
• Converted attic

Tags

• NEW METAL ROOF
• JACK AND JILL BATH
• NEW SEWER LINE
• NEW DRYWALL CEILINGS
• NEW GAS LINES
• CONVERTED ATTIC

Property features AI

Finance

• Other: Listing broker: Bratcher Real Estate

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (residential property)
• Exterior features: Located in Gray's Addition subdivision

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Wall/window air conditioning units
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

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, amenities F, commute 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.
• Zoned schools: Newport Elementary School (math 31% / reading 25%, grade F, #326 of 454 statewide, top 72%, 656 students, 51% FRL); Newport High School (math 19% / reading 27%, grade F, #209 of 292 statewide, top 72%, 612 students, 41% FRL) — zoned schools average 46% FRL vs 68% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $47k; list at $85k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $92,344
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Hines St	0.35mi	2/1.0 (-1)	984 (+3%)	1mo	$122,500	$124	73
212 Gray St	0.06mi	2/1.0 (-1)	910 (-4%)	20mo	$67,900	$75	68
1900 Hines St	0.39mi	2/1.0 (-1)	920 (-3%)	6mo	$10,000	$11	66
1801 Hines St	0.34mi	2/1.0 (-1)	865 (-9%)	2mo	$99,000	$114	62
612 Mclain St	0.70mi	2/1.0 (-1)	960 (+1%)	1mo	$62,000	$65	61
1105 Josephine St	0.37mi	2/1.0 (-1)	1,026 (+8%)	8mo	$99,900	$97	58
2708 Robinson St	0.71mi	3/1.0	1,035 (+9%)	5mo	$110,000	$106	48
719 Mclain Ave	0.63mi	3/1.0	1,028 (+8%)	21mo	$118,000	$115	40
2615 Claire Dr	0.67mi	2/2.0 (-1)	1,080 (+13%)	5mo	$85,000	$79	33

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $51,661
• Equity at exit: $76,575

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $147,948
• Equity at exit: $165,136

Cash invested: $23,800 (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 72112

• Home prices YoY: 15.6%
• Active inventory: 39
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $84

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $143	-5% $113	+0% $84	+5% $55	+10% $25
Rent	-10% $17	-5% $51	+0% $84	+5% $118	+10% $151
Rate	-1.0pp $127	-0.5pp $106	base $84	+0.5pp $62	+1.0pp $40

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 McLain St Apt B Newport, AR	2.0	1.0	1000	$850	$0.85	44d	1	0.63mi

Listing history 13 events

1. 2026-06-19
   days on market $85,000 Active 17 DOM
2. 2026-06-18
   days on market $85,000 Active 16 DOM
3. 2026-06-17
   days on market $85,000 Active 15 DOM
4. 2026-06-16
   days on market $85,000 Active 14 DOM
5. 2026-06-15
   days on market $85,000 Active 13 DOM
6. 2026-06-14
   days on market $85,000 Active 11 DOM
7. 2026-06-12
   days on market $85,000 Active 10 DOM
8. 2026-06-09
   days on market $85,000 Active 7 DOM
9. 2026-06-08
   days on market $85,000 Active 6 DOM
10. 2026-06-07
    days on market $85,000 Active 5 DOM
11. 2026-06-07
    days on market $85,000 Active 4 DOM
12. 2026-06-03
    remarks 670-char remark
13. 2026-06-03
    listed $85,000 Active 1 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $10,200
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,473
• Taxable loss: −$366
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,097/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

+608.3% since first listed

7 events — show timeline

• 2026-05-30 Listed $85,000 NEABOR MLS
• 2024-03-29 Sold (Public Records) $47,000 Public Records
• 2024-03-29 Sold (MLS) $47,000 NEABOR MLS
• 2024-02-21 Delisted — NEABOR MLS
• 2024-01-10 Price Changed $54,900 NEABOR MLS
• 2023-09-15 Listed $59,900 NEABOR MLS
• 1978-07-19 Sold (Public Records) $12,000 Public Records

Property tax history

-11.4%/yr

Latest (2025): $16 · -39.9% YoY. Source: county tax records.