206 E Davis (rear) St · Blytheville, AR 72315

$124,000

4 bd · 2.0 ba · 2,412 sqft · SingleFamily public records · 46 Days on market

Built 1940 9,583 sqft lot $51/sqft · 10% below area Est $138k · 10% under

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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 +29.7/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully remodeled Two-Story Home offers 2,412 total sq feet of comfortable living space with 4 bedrooms 1and 3/4 baths upstairs There is a full bath on the main level, Beautiful updated kitchen with all new appliances. Large laundry room with tons of storage space. Washer and Dryer will remain. New tilt-in windows, vinyl siding, metal roof. Detached 2-car covered parking with a large storage room in the back. There is also a large, covered porch. This beautiful home is move-in ready. There is a chain-link fence around the entire home.

Key facts

• Remodeled
• New appliances
• Large laundry room

Tags

• REMODELED
• UPDATED KITCHEN
• NEW APPLIANCES
• LARGE LAUNDRY ROOM
• TONS OF STORAGE SPACE
• NEW TILT-IN WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $120k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 6.8% in Blytheville — 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 (#168 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Blytheville School District (town): math 8% / reading 12% proficiency, ranked #233 of 238 in AR (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($120k) 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1940 — 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 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. 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: 1.21% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $138,063
• List price: $124,000
• Delta: -10.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Logan Ln	0.55mi	4/2.0	2,370 (-2%)	19mo	$160,000	$68	56
803 Robindale Rd	0.51mi	4/3.0	2,205 (-9%)	10mo	$195,000	$88	49
1116 N 5th St	0.73mi	4/2.5	2,386 (-1%)	16mo	$215,000	$90	49
1114 Terry Ln	0.69mi	4/2.0	2,509 (+4%)	20mo	$140,000	$56	44
400 W Hardin	0.66mi	3/2.0 (-1)	2,262 (-6%)	20mo	$62,000	$27	37
504 W Hardin St	0.71mi	4/2.5	2,764 (+15%)	14mo	$300,000	$109	29

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $8,531
• Equity at exit: $18,489

10-year hold

• IRR: 15.7%
• Equity multiple: 2.27×
• Total profit: $44,141
• Equity at exit: $10,721

Cash invested: $34,720 (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 72315

• Home prices YoY: -32.5%
• Active inventory: 135
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $450

Break-even live

Break-even rent $930

Max offer price $124,000

Occupancy floor 65%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Melody Ln Blytheville, AR	3.0	2.0	1585	$1,500	$0.95	44d	1	0.55mi

Listing history 18 events

1. 2026-06-19
   days on market $124,000 Active 46 DOM
2. 2026-06-18
   days on market $124,000 Active 45 DOM
3. 2026-06-17
   days on market $124,000 Active 44 DOM
4. 2026-06-16
   days on market $124,000 Active 43 DOM
5. 2026-06-15
   days on market $124,000 Active 42 DOM
6. 2026-06-14
   days on market $124,000 Active 40 DOM
7. 2026-06-12
   days on market $124,000 Active 39 DOM
8. 2026-06-09
   days on market $124,000 Active 36 DOM
9. 2026-06-09
   days on market $124,000 Active 35 DOM
10. 2026-06-07
    days on market $124,000 Active 115 DOM
11. 2026-06-04
    days on market $124,000 Active 112 DOM
12. 2026-06-02
    days on market $124,000 Active 111 DOM
13. 2026-06-01
    days on market $124,000 Active 110 DOM
14. 2026-05-31
    days on market $124,000 Active 109 DOM
15. 2026-05-31
    days on market $124,000 Active 108 DOM
16. 2026-03-18
    status Active 545-char remark

    Show marketing remark (545 chars)

    This fully remodeled Two-Story Home offers 2,412 total sq feet of comfortable living space with 4 bedrooms 1and 3/4 baths upstairs There is a full bath on the main level, Beautiful updated kitchen with all new appliances. Large laundry room with tons of storage space. Washer and Dryer will remain. New tilt-in windows, vinyl siding, metal roof. Detached 2-car covered parking with a large storage room in the back. There is also a large, covered porch. This beautiful home is move-in ready. There is a chain-link fence around the entire home.

17. 2026-02-10
    status Pending 545-char remark

    Show marketing remark (545 chars)

    This fully remodeled Two-Story Home offers 2,412 total sq feet of comfortable living space with 4 bedrooms 1and 3/4 baths upstairs There is a full bath on the main level, Beautiful updated kitchen with all new appliances. Large laundry room with tons of storage space. Washer and Dryer will remain. New tilt-in windows, vinyl siding, metal roof. Detached 2-car covered parking with a large storage room in the back. There is also a large, covered porch. This beautiful home is move-in ready. There is a chain-link fence around the entire home.

18. 2026-01-06
    listed $124,000 Active 545-char remark

    Show marketing remark (545 chars)

    This fully remodeled Two-Story Home offers 2,412 total sq feet of comfortable living space with 4 bedrooms 1and 3/4 baths upstairs There is a full bath on the main level, Beautiful updated kitchen with all new appliances. Large laundry room with tons of storage space. Washer and Dryer will remain. New tilt-in windows, vinyl siding, metal roof. Detached 2-car covered parking with a large storage room in the back. There is also a large, covered porch. This beautiful home is move-in ready. There is a chain-link fence around the entire home.

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $794 · $66/mo
• Expected delta: +$400/yr (+$33/mo · 101.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$6,946
• − Property taxes: −$394
• − Insurance: −$620
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,607
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,550/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: Blytheville School District
• NCES district ID: 0503320
• Math proficiency: 8% ▼ -11.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $33,356
• Composite: 8.02/100
• National rank: #9922
• State rank: #233 of 238 in AR

Livability — Blytheville

• Score: 64/100
• State rank: #168
• US rank: #14094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blytheville, AR
• City population: 20,100
• Population (ZIP): 20,100

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 3% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.32%
• Current HPI: 175.5603
• 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

• 2026-03-18 Relisted — EARA
• 2026-02-10 Pending — EARA
• 2026-01-06 Listed $124,000 EARA

Property tax history

+1688.2%/yr

Latest (2025): $394 · +1688.2% YoY. Source: county tax records.