315 Remmel Ave · Newport, AR 72112

$79,990

4 bd · 2.0 ba · 1,906 sqft · SingleFamily public records · 115 Days on market

Built 1940 10,454 sqft lot $42/sqft · at area comps Est $83k · at est. ↓ 16% since listing

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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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Large older home with alot of appeal. House is spacious. There are storage buildings, shop, awning for parking, and much more. The City Park and Public Schools are located right next to property. Check out this nostalgic home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

Key facts

• 0.24 acre lot
• Parking
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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, 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: 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 $9k of equity ($554 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 115 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $72,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $83,223
• List price: $79,990
• Delta: -3.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Garfield St	0.15mi	4/2.5	1,904 (-0%)	9mo	$35,000	$18	84
623 Holden Ave	0.55mi	3/2.0 (-1)	1,914 (+0%)	8mo	$77,500	$40	62
501 Main St	0.34mi	3/2.0 (-1)	1,818 (-5%)	13mo	$29,000	$16	61
307 Elm St	0.48mi	4/2.0	1,968 (+3%)	17mo	$86,000	$44	58
619 Walnut St	0.21mi	3/2.0 (-1)	2,108 (+11%)	17mo	$15,000	$7	53
321 Forrest Dr	0.38mi	3/2.5 (-1)	2,169 (+14%)	10mo	$112,000	$52	44
715 Josephine St	0.70mi	4/2.0	2,021 (+6%)	22mo	$160,000	$79	39

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: 35.1%
• Equity multiple: 3.72×
• Total profit: $60,922
• Equity at exit: $72,061

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $165,800
• Equity at exit: $155,403

Cash invested: $22,397 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $272

Break-even live

Break-even rent $700

Max offer price $79,990

Occupancy floor 69%

Sensitivity live

Price	-10% $328	-5% $300	+0% $272	+5% $245	+10% $217
Rent	-10% $190	-5% $231	+0% $272	+5% $314	+10% $355
Rate	-1.0pp $313	-0.5pp $293	base $272	+0.5pp $252	+1.0pp $230

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: $19,998
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,990 Active 115 DOM
2. 2026-06-19
   days on market $79,990 Active 113 DOM
3. 2026-06-18
   days on market $79,990 Active 112 DOM
4. 2026-06-17
   days on market $79,990 Active 111 DOM
5. 2026-06-16
   days on market $79,990 Active 110 DOM
6. 2026-06-15
   days on market $79,990 Active 109 DOM
7. 2026-06-14
   days on market $79,990 Active 107 DOM
8. 2026-06-12
   days on market $79,990 Active 106 DOM
9. 2026-06-09
   days on market $79,990 Active 103 DOM
10. 2026-06-08
    days on market $79,990 Active 102 DOM
11. 2026-06-07
    days on market $79,990 Active 101 DOM
12. 2026-06-07
    days on market $79,990 Active 100 DOM
13. 2026-06-04
    days on market $79,990 Active 97 DOM
14. 2026-06-02
    days on market $79,990 Active 96 DOM
15. 2026-06-01
    days on market $79,990 Active 95 DOM
16. 2026-05-31
    days on market $79,990 Active 94 DOM
17. 2026-05-31
    days on market $79,990 Active 93 DOM
18. 2026-05-01
    price $79,990 358-char remark

    Show marketing remark (358 chars)

    Large older home with alot of appeal. House is spacious. There are storage buildings, shop, awning for parking, and much more. The City Park and Public Schools are located right next to property. Check out this nostalgic home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

19. 2026-03-28
    price $87,900 358-char remark

    Show marketing remark (358 chars)

    Large older home with alot of appeal. House is spacious. There are storage buildings, shop, awning for parking, and much more. The City Park and Public Schools are located right next to property. Check out this nostalgic home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

20. 2026-02-26
    listed $94,900 New Listing 358-char remark

    Show marketing remark (358 chars)

    Large older home with alot of appeal. House is spacious. There are storage buildings, shop, awning for parking, and much more. The City Park and Public Schools are located right next to property. Check out this nostalgic home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

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

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: $12,533
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,327
• Taxable income: $2,120
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,759/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

-15.7% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $79,990 CARMLS
• 2026-03-28 Price Changed $87,900 CARMLS
• 2026-02-26 Listed $94,900 CARMLS

Property tax history

+2.4%/yr

Latest (2025): $16 · +0.0% YoY. Source: county tax records.