520 Main St · Newport, AR 72112

$44,500

3 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 18 Days on market

Built 1942 7,840 sqft lot $29/sqft · 13% above area Est $39k · 13% over

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.5/15.0

Listing remarks

Currently leased and located just a few blocks from downtown Newport, this property offers excellent income potential for anyone looking to add to their portfolio. Featuring a traditional layout with 3 bedrooms and 1 bath, it provides steady rental income in a convenient location. Home is being sold AS-IS.

Key facts

• Convenient location
• Detached
• 7,840 sq ft lot

Tags

• EXCELLENT INCOME POTENTIAL
• CONVENIENT LOCATION
• DETACHED

Property features AI

Finance

• Financial info: Financing possible via cash or in-house financing

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Electric service via cooperative; Fiber internet available
• Home design: Metal/vinyl siding with wood elements; 3-tab shingle roof; Crawl space foundation
• Construction: Metal/Vinyl siding; Wood construction; 3-tab shingle roof; Crawl space foundation
• Exterior features: Front porch; Level lot; Inside city limits; Paved road access

Interior

• Kitchen: Electric range
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Ceiling fans; Sheetrock and paneling walls/ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $44k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 5.1% 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, 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: 40 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 ($308 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 18 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $43,832 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 2.24% ✓
• Cap rate: 20.08%
• Cash-on-cash: 49.25%
• DSCR: 3.19
• GRM: 3.7

CMA / ARV

• ARV (median comp): $39,233
• List price: $44,500
• Delta: 14.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Main St	0.08mi	3/1.0	1,402 (-9%)	18mo	$26,000	$19	66
109 N Lakeside Ln	0.55mi	4/2.0 (+1)	1,581 (+2%)	4mo	$162,500	$103	59
1112 Walnut St	0.38mi	3/2.0	1,499 (-3%)	17mo	$28,500	$19	59
1614 Dewey Ave	0.65mi	3/2.0	1,560 (+1%)	8mo	$39,000	$25	57
318 Wilkerson Dr	0.56mi	2/2.0 (-1)	1,505 (-3%)	7mo	$75,000	$50	54
208 Forrest Dr	0.65mi	3/1.5	1,407 (-9%)	3mo	$132,000	$94	50
604 Mclain	0.65mi	3/2.0	1,344 (-13%)	3mo	$85,000	$63	41
725 Holden Avenue Ave	0.71mi	2/1.0 (-1)	1,626 (+5%)	19mo	$155,000	$95	38
317 Prospect St	0.68mi	2/1.0 (-1)	1,324 (-14%)	6mo	$113,500	$86	34

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: 63.0%
• Equity multiple: 5.56×
• Total profit: $56,800
• Equity at exit: $40,089

10-year hold

• IRR: 56.5%
• Equity multiple: 12.37×
• Total profit: $141,647
• Equity at exit: $86,454

Cash invested: $12,460 (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: 40
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$233
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $511

Break-even live

Break-even rent $349

Max offer price $44,500

Occupancy floor 44%

Sensitivity live

Price	-10% $537	-5% $524	+0% $511	+5% $499	+10% $486
Rent	-10% $433	-5% $472	+0% $511	+5% $551	+10% $590
Rate	-1.0pp $534	-0.5pp $523	base $511	+0.5pp $500	+1.0pp $488

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $44,500 Active 18 DOM
2. 2026-06-19
   days on market $44,500 Active 16 DOM
3. 2026-06-18
   days on market $44,500 Active 15 DOM
4. 2026-06-17
   days on market $44,500 Active 14 DOM
5. 2026-06-16
   days on market $44,500 Active 13 DOM
6. 2026-06-15
   days on market $44,500 Active 12 DOM
7. 2026-06-14
   days on market $44,500 Active 10 DOM
8. 2026-06-12
   statusdays on market $44,500 Active 9 DOM
9. 2026-06-09
   days on market $44,500 New Listing 6 DOM
10. 2026-06-08
    days on market $44,500 New Listing 5 DOM
11. 2026-06-07
    days on market $44,500 New Listing 4 DOM
12. 2026-06-07
    days on market $44,500 New Listing 3 DOM
13. 2026-06-04
    pricestatusdays on marketlisting id $44,500 New Listing 1 DOM
14. 2026-05-16
    historical
15. 2025-12-15
    listed $44,900 New Listing
16. 2025-09-03
    historical
17. 2025-07-01
    price $44,900
18. 2025-02-24
    price $49,900
19. 2025-01-21
    price $55,000
20. 2024-10-22
    price $57,000
21. 2024-09-20
    listed $60,000 New Listing
22. 2024-07-15
    soldstatus $45,000
23. 1994-04-01
    soldstatus $33,400

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $286 · $24/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: $11,956
• − Mortgage interest: −$2,493
• − Property taxes: −$286
• − Insurance: −$222
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$1,295
• Taxable income: $5,747
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $4,757/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

+33.2% since first listed

11 events — show timeline

• 2026-06-03 Listed $44,500 CARMLS
• 2026-05-16 Listing Removed — CARMLS
• 2025-12-15 Listed $44,900 CARMLS
• 2025-09-03 Listing Removed — CARMLS
• 2025-07-01 Price Changed $44,900 CARMLS
• 2025-02-24 Price Changed $49,900 CARMLS
• 2025-01-21 Price Changed $55,000 CARMLS
• 2024-10-22 Price Changed $57,000 CARMLS
• 2024-09-20 Listed $60,000 CARMLS
• 2024-07-15 Sold (Public Records) $45,000 Public Records
• 1994-04-01 Sold (Public Records) $33,400 Public Records

Property tax history

+3.1%/yr

Latest (2025): $286 · +20.7% YoY. Source: county tax records.