205 Pine 20 Units St · Newport, AR 72112

$139,000

None bd · None ba · 12,451 sqft · MultiFamily public records · 57 Days on market

Built 1939 1.50 ac lot $11/sqft · 84% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This property is a 20 unit complex of 5 two story buildings each with 4 units in them. Each building has 1700 sq ft per floor or 3400 sq ft per two story building. The property is vacant and and will need to be rehabilitated. The rents in the are in the $800 to $850 range. The address's include 205 Pine, 209 Pine, 906 Second, 916 Second and 204 Ash all in Newport Arkansas. This property is a total rehab project. The structures will need to be redone before occupancy.

Key facts

• 1.5 acre lot
• Listed 56 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $12k ($140k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 106.9% 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 $15k of equity ($961 loan paydown + $14k 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 $39k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $116k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1939 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 11.41% ✓
• Cap rate: 106.89%
• Cash-on-cash: 359.29%
• DSCR: 16.99
• GRM: 0.7

CMA / ARV

• ARV (median comp): $1,192,768
• List price: $139,000
• Delta: -88.35%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 22.02×
• Total profit: $818,070
• Equity at exit: $125,222

10-year hold

• IRR: —
• Equity multiple: 47.91×
• Total profit: $1,825,812
• Equity at exit: $270,046

Cash invested: $38,920 (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: 14.6×

Monthly cashflow live

• Estimated rent: $15,861 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,331
• Net cashflow: $11,653

Break-even live

Break-even rent $1,110

Max offer price $139,000

Occupancy floor 22%

20-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	2	1	$15,860
Total (20 units)			$15,861

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $139,000 Active 57 DOM
2. 2026-06-18
   days on market $139,000 Active 56 DOM
3. 2026-06-17
   days on market $139,000 Active 55 DOM
4. 2026-06-16
   days on market $139,000 Active 54 DOM
5. 2026-06-15
   days on market $139,000 Active 53 DOM
6. 2026-06-14
   days on market $139,000 Active 51 DOM
7. 2026-06-12
   days on market $139,000 Active 50 DOM
8. 2026-06-09
   days on market $139,000 Active 47 DOM
9. 2026-06-08
   days on market $139,000 Active 46 DOM
10. 2026-06-07
    days on market $139,000 Active 45 DOM
11. 2026-06-07
    days on market $139,000 Active 44 DOM
12. 2026-06-04
    days on market $139,000 Active 41 DOM
13. 2026-06-02
    pricedays on market $139,000 Active 40 DOM
14. 2026-06-01
    days on market $149,000 Active 39 DOM
15. 2026-05-31
    days on market $149,000 Active 38 DOM
16. 2026-05-31
    days on market $149,000 Active 37 DOM
17. 2026-05-18
    price $149,000 473-char remark

    Show marketing remark (473 chars)

    This property is a 20 unit complex of 5 two story buildings each with 4 units in them. Each building has 1700 sq ft per floor or 3400 sq ft per two story building. The property is vacant and and will need to be rehabilitated. The rents in the are in the $800 to $850 range. The address's include 205 Pine, 209 Pine, 906 Second, 916 Second and 204 Ash all in Newport Arkansas. This property is a total rehab project. The structures will need to be redone before occupancy.

18. 2026-05-11
    price $159,000 473-char remark

    Show marketing remark (473 chars)

    This property is a 20 unit complex of 5 two story buildings each with 4 units in them. Each building has 1700 sq ft per floor or 3400 sq ft per two story building. The property is vacant and and will need to be rehabilitated. The rents in the are in the $800 to $850 range. The address's include 205 Pine, 209 Pine, 906 Second, 916 Second and 204 Ash all in Newport Arkansas. This property is a total rehab project. The structures will need to be redone before occupancy.

19. 2026-05-06
    price $169,000 473-char remark

    Show marketing remark (473 chars)

    This property is a 20 unit complex of 5 two story buildings each with 4 units in them. Each building has 1700 sq ft per floor or 3400 sq ft per two story building. The property is vacant and and will need to be rehabilitated. The rents in the are in the $800 to $850 range. The address's include 205 Pine, 209 Pine, 906 Second, 916 Second and 204 Ash all in Newport Arkansas. This property is a total rehab project. The structures will need to be redone before occupancy.

20. 2026-04-23
    listed $179,000 Active 473-char remark

    Show marketing remark (473 chars)

    This property is a 20 unit complex of 5 two story buildings each with 4 units in them. Each building has 1700 sq ft per floor or 3400 sq ft per two story building. The property is vacant and and will need to be rehabilitated. The rents in the are in the $800 to $850 range. The address's include 205 Pine, 209 Pine, 906 Second, 916 Second and 204 Ash all in Newport Arkansas. This property is a total rehab project. The structures will need to be redone before occupancy.

21. 2023-06-08
    soldstatus $116,000
22. 2023-06-08
    soldstatus $160,000
23. 2010-05-17
    soldstatus $77,000
24. 2009-01-20
    soldstatus $294,000
25. 2007-01-12
    soldstatus $510,000
26. 2005-03-30
    soldstatus $350,000
27. 1999-10-05
    soldstatus $113,333
28. 1999-10-05
    soldstatus $125,000

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/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: $190,332
• − Mortgage interest: −$7,786
• − Property taxes: −$1,085
• − Insurance: −$695
• − Repairs & maintenance: −$15,227
• − Management: −$15,227
• − Depreciation: −$4,044
• Taxable income: $146,269
• Est. tax owed @ 24.0%: −$35,105
• After-tax cash flow: $104,730/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

+31.5% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $149,000 NEABOR MLS
• 2026-05-11 Price Changed $159,000 NEABOR MLS
• 2026-05-06 Price Changed $169,000 NEABOR MLS
• 2026-04-23 Listed $179,000 NEABOR MLS
• 2023-06-08 Sold (Public Records) $160,000 Public Records
• 2023-06-08 Sold (Public Records) $116,000 Public Records
• 2010-05-17 Sold (Public Records) $77,000 Public Records
• 2009-01-20 Sold (Public Records) $294,000 Public Records
• 2007-01-12 Sold (Public Records) $510,000 Public Records
• 2005-03-30 Sold (Public Records) $350,000 Public Records
• 1999-10-05 Sold (Public Records) $125,000 Public Records
• 1999-10-05 Sold (Public Records) $113,333 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,085 · +0.0% YoY. Source: county tax records.