901 N Parkside St · Blytheville, AR 72315

$100,000

2 bd · 1.5 ba · 1,394 sqft · SingleFamily public records · 6 Days on market

Built 1974 0.25 ac lot Est $125k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Welcome to this charming 2 bedroom, 1 bathroom home offering comfort, functionality, and valuable updates throughout. The updated kitchen features modern finishes and provides a great space for both everyday living and entertaining. A bright and inviting sunroom adds additional living space and is perfect for relaxing, enjoying your morning coffee, or creating a home office. Outside, you'll find an oversized 2 car garage with plenty of room for vehicles, storage, hobbies, or a workshop area. Whether you're a first time homebuyer, downsizing, or looking for an investment opportunity, this well maintained property is one you won't want to miss.

Key facts

• Updated kitchen
• Bright sunroom
• Oversized garage

Tags

• UPDATED KITCHEN
• BRIGHT SUNROOM
• OVERSIZED GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Front porch

Interior

• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling with ceiling fans
• Interior features: Ceiling fans; Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.6% 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, crime F, commute 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.
• Zoned schools: Blytheville Primary School (431 students, 97% FRL); Blytheville Middle School (math 6% / reading 14%, grade F, #195 of 201 statewide, top 97%, 324 students, 100% FRL); Blytheville High School (math 5% / reading 14%, grade F, #280 of 292 statewide, top 96%, 460 students, 100% FRL) — zoned schools at 99% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 2 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $100k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1974 — 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 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?
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: 1.41% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $125,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 S Tennessee St	0.17mi	3/1.0 (+1)	1,397 (+0%)	6mo	$132,000	$94	80
819 Melody Ln	0.26mi	3/1.5 (+1)	1,328 (-5%)	3mo	$120,000	$90	72
1105 Ward St	0.25mi	3/1.5 (+1)	1,484 (+6%)	1mo	$95,000	$64	72
1020 Normandy Ln	0.17mi	3/2.0 (+1)	1,488 (+7%)	9mo	$57,500	$39	67
1021 Leawood St	0.12mi	3/2.0 (+1)	1,542 (+11%)	6mo	$199,900	$130	65
1115 S Parkside St	0.31mi	3/2.0 (+1)	1,552 (+11%)	1mo	$175,000	$113	59
1133 Leawood St	0.24mi	3/1.5 (+1)	1,206 (-14%)	6mo	$114,000	$95	56
600 N Hollywood St	0.22mi	3/1.5 (+1)	1,232 (-12%)	11mo	$78,000	$63	56
1121 E Mayfair Ln	0.34mi	3/2.0 (+1)	1,575 (+13%)	0mo	$205,000	$130	56
301 E Missouri St E	0.54mi	3/1.0 (+1)	1,308 (-6%)	8mo	$88,000	$67	51
1137 Evergreen Ln	0.39mi	3/2.0 (+1)	1,566 (+12%)	7mo	$112,500	$72	48
119 W Moultrie Dr	0.75mi	3/2.0 (+1)	1,264 (-9%)	6mo	$58,000	$46	38

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $17,302
• Equity at exit: $14,910

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $58,089
• Equity at exit: $8,646

Cash invested: $28,000 (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: 134
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $527

Break-even live

Break-even rent $741

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $583	-5% $555	+0% $527	+5% $498	+10% $470
Rent	-10% $416	-5% $471	+0% $527	+5% $582	+10% $638
Rate	-1.0pp $577	-0.5pp $552	base $527	+0.5pp $501	+1.0pp $474

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.28mi
809 W Walnut St Unit A Blytheville, AR	2.0	1.0	1000	$850	$0.85	44d	1	1.38mi

Listing history 6 events

1. 2026-06-21
   days on market $100,000 Active 6 DOM
2. 2026-06-19
   days on market $100,000 Active 4 DOM
3. 2026-06-18
   days on market $100,000 Active 3 DOM
4. 2026-06-17
   days on market $100,000 Active 2 DOM
5. 2026-06-16
   remarks 650-char remark
6. 2026-06-16
   listed $100,000 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $228 · $19/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$412/yr (+$34/mo · 180.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 68% 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 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,889
• − Mortgage interest: −$5,602
• − Property taxes: −$228
• − Insurance: −$500
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,909
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $5,134/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

+108.3% since first listed

2 events — show timeline

• 2026-06-08 Listed $100,000 NEABOR MLS
• 2004-09-24 Sold (Public Records) $48,000 Public Records

Property tax history

-22.6%/yr

Latest (2025): $228 · -22.6% YoY. Source: county tax records.