250 Bluebird Ave · Mount Pleasant, AR 72561

$109,900

3 bd · 2.0 ba · 1,756 sqft · SingleFamily · 24 Days on market

Built 1975 Fair condition Est $153k · 28% under ↓ 24% since listing

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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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Are you ready for a Farm House without the farm? Here it is on a 0.77 lot in Mount Pleasant, only 20 minutes from Batesville! This two story home has 1,757 square feet of living space. It features a large country kitchen with lots of cabinet space, a gas fireplace, 3 large bedrooms and 2 baths! Also a long front porch for relaxing, attached two car garage, mud room and tons of storage and a beautiful yard! This home is move in ready and it is waiting for you to make the changes you want to make it yours! Call me for a showing!

Key facts

• Covered front porch
• New metal roof
• Large acre lot

Tags

• LARGE ACRE LOT
• NEW METAL ROOF
• COUNTRY STYLE KITCHEN
• COVERED FRONT PORCH
• SUNLIT BACK YARD

Property features AI

Finance

• HOA & community: Cable TV available

Exterior

• Parking: Gravel parking; Asphalt road access
• Utilities: Septic tank
• Home design: Single family residence; 2 stories; Residential property
• Construction: Metal roof
• Exterior features: Porch; Outbuilding

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 8 total rooms (bedrooms and living spaces combined)
• Flooring: Carpet; Vinyl; Wood
• Interior features: Storm windows; Gas log fireplace; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $52 ($623/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (6.5% below list).
• Recommended offer: $103k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#289 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Melbourne School District (rural): math 48% / reading 51% proficiency, ranked #22 of 238 in AR (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $102,705 (6.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $152,772
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 S Main Street St	0.34mi	4/2.0 (+1)	1,701 (-3%)	3mo	$148,000	$87	71
243 Pearl Dr	0.08mi	3/2.0	1,524 (-13%)	22mo	$125,000	$82	56

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: 9.4%
• Equity multiple: 1.54×
• Total profit: $16,559
• Equity at exit: $49,416

10-year hold

• IRR: 11.8%
• Equity multiple: 2.77×
• Total profit: $54,355
• Equity at exit: $76,156

Cash invested: $30,772 (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 72561

• Active inventory: 9
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $52

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 90%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $109,900 Active 24 DOM
2. 2026-06-18
   days on market $109,900 Active 23 DOM
3. 2026-06-17
   days on market $109,900 Active 22 DOM
4. 2026-06-16
   days on market $109,900 Active 21 DOM
5. 2026-06-15
   days on market $109,900 Active 20 DOM
6. 2026-06-14
   days on market $109,900 Active 18 DOM
7. 2026-06-12
   days on market $109,900 Active 17 DOM
8. 2026-06-09
   days on market $109,900 Active 14 DOM
9. 2026-06-08
   days on market $109,900 Active 13 DOM
10. 2026-06-07
    days on market $109,900 Active 12 DOM
11. 2026-06-07
    days on market $109,900 Active 11 DOM
12. 2026-06-03
    days on market $109,900 Active 8 DOM
13. 2026-06-02
    days on market $109,900 Active 7 DOM
14. 2026-06-01
    days on market $109,900 Active 6 DOM
15. 2026-05-31
    days on market $109,900 Active 5 DOM
16. 2026-05-30
    days on market $109,900 Active 4 DOM
17. 2026-05-26
    listed $109,900 Active
18. 2026-05-26
    listed $109,900 New Listing
19. 2023-05-12
    soldstatus $100,000 Sold 532-char remark

    Show marketing remark (532 chars)

    Are you ready for a Farm House without the farm? Here it is on a 0.77 lot in Mount Pleasant, only 20 minutes from Batesville! This two story home has 1,757 square feet of living space. It features a large country kitchen with lots of cabinet space, a gas fireplace, 3 large bedrooms and 2 baths! Also a long front porch for relaxing, attached two car garage, mud room and tons of storage and a beautiful yard! This home is move in ready and it is waiting for you to make the changes you want to make it yours! Call me for a showing!

20. 2023-04-26
    status Pending (FC, SS, REO) 532-char remark

    Show marketing remark (532 chars)

    Are you ready for a Farm House without the farm? Here it is on a 0.77 lot in Mount Pleasant, only 20 minutes from Batesville! This two story home has 1,757 square feet of living space. It features a large country kitchen with lots of cabinet space, a gas fireplace, 3 large bedrooms and 2 baths! Also a long front porch for relaxing, attached two car garage, mud room and tons of storage and a beautiful yard! This home is move in ready and it is waiting for you to make the changes you want to make it yours! Call me for a showing!

21. 2023-03-18
    price $125,000 532-char remark

    Show marketing remark (532 chars)

    Are you ready for a Farm House without the farm? Here it is on a 0.77 lot in Mount Pleasant, only 20 minutes from Batesville! This two story home has 1,757 square feet of living space. It features a large country kitchen with lots of cabinet space, a gas fireplace, 3 large bedrooms and 2 baths! Also a long front porch for relaxing, attached two car garage, mud room and tons of storage and a beautiful yard! This home is move in ready and it is waiting for you to make the changes you want to make it yours! Call me for a showing!

22. 2023-02-22
    price $135,000 532-char remark

    Show marketing remark (532 chars)

    Are you ready for a Farm House without the farm? Here it is on a 0.77 lot in Mount Pleasant, only 20 minutes from Batesville! This two story home has 1,757 square feet of living space. It features a large country kitchen with lots of cabinet space, a gas fireplace, 3 large bedrooms and 2 baths! Also a long front porch for relaxing, attached two car garage, mud room and tons of storage and a beautiful yard! This home is move in ready and it is waiting for you to make the changes you want to make it yours! Call me for a showing!

23. 2023-01-28
    listed $145,000 New Listing 532-char remark

    Show marketing remark (532 chars)

    Are you ready for a Farm House without the farm? Here it is on a 0.77 lot in Mount Pleasant, only 20 minutes from Batesville! This two story home has 1,757 square feet of living space. It features a large country kitchen with lots of cabinet space, a gas fireplace, 3 large bedrooms and 2 baths! Also a long front porch for relaxing, attached two car garage, mud room and tons of storage and a beautiful yard! This home is move in ready and it is waiting for you to make the changes you want to make it yours! Call me for a showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,325
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$3,197
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $910/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and fresh paint on the exterior. It has a good roof and a spacious layout, making it a good investment opportunity.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and small
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would improve both resale and rental value
• Both update bathroom fixtures and layout — modernizing the bathroom would improve both resale and rental value
• Resale paint exterior siding — fresh paint would improve curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and small	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom fixtures and layout — modernizing the bathroom would improve both resale and rental value ↑
• Resale paint exterior siding — fresh paint would improve curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Melbourne School District
• NCES district ID: 0509720
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $37,534
• Composite: 41.18/100
• National rank: #3548
• State rank: #22 of 238 in AR

Livability — Mount Pleasant

• Score: 59/100
• State rank: #289
• US rank: #20039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, AR
• Population (ZIP): 844

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Romanian 3% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-24.2% since first listed

7 events — show timeline

• 2026-05-26 Listed $109,900 Batesville
• 2026-05-26 Listed $109,900 CARMLS
• 2023-05-12 Sold (MLS) $100,000 CARMLS
• 2023-04-26 Pending — CARMLS
• 2023-03-18 Price Changed $125,000 CARMLS
• 2023-02-22 Price Changed $135,000 CARMLS
• 2023-01-28 Listed $145,000 CARMLS