418 Newport Ave · Newport, AR 72112

$53,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 34 Days on market

Built 1942 6,969 sqft lot $58/sqft · 9% below area Est $58k · 9% under

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Why this score? — see what drove the A- 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 +11.7/15.0
• 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

Listing remarks MLS

This charming little home has lots of character! Beautiful hardwood floors and an abundance of natural light flow throughout the home. Large windows with new blinds are plentiful, and the window trim, baseboards, 9 foot ceilings, interior doors, and ceilings add a lot of character to this home. The living room is large and leads into the first bedroom and also the kitchen. The two bedrooms are connected through a hallway with a bathroom in between. Bedrooms are a good size, with fans, a closet, windows, hardwood floors and a gas hookup for a natural gas heater. The main bedroom has the heater included and will heat the whole house, if necessary. The bathroom includes a vanity, toilet and stand alone tub with shower. The kitchen is spacious with plenty of counterspace and new cabinets. It includes a refrigerator, gas stove and venthood. The kitchen leads into the second bedroom and also the porch which combines as the laundry room. The laundry room is large, has washer and dryer hook ups, built in shelving, water heater, a storm door, and this room leads outside to the back yard. The back yard is large, and the front yard has nice curb appeal with trees, a beautiful front porch, brick walk way to entrance, and landscaping! The home does not have central heat and air, however, it has many gas hookups for heaters and includes a brand new window unit air conditioner in the living room. Many windows have been replaced, and there is fresh paint and new fixtures throughout. This home is precious and super cozy. It would make a wonderful home for anyone!

Key facts

• Free standing tub
• Close to park
• Detached

Tags

• COTTAGE STYLE HOME
• FREE STANDING TUB
• CLOSE TO PARK
• DETACHED

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional, cash, and Rural Development financing

Exterior

• Utilities: Public sewer; Public water; Municipal electricity (Entergy); Natural gas
• Home design: Frame exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Level lot; Located in a subdivision; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Washer hookup; Electric dryer hookup; Electric water heater; Sheetrock and panel walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 1 comparable units currently listed for rent nearby; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($366 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($51k) 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 $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1942 — 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 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: 1.60% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.68%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $58,450
• List price: $53,000
• Delta: -9.32%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Elm St	0.29mi	3/1.0 (+1)	864 (-5%)	3mo	$19,000	$22	70
612 Mclain St	0.45mi	2/1.0	960 (+5%)	0mo	$62,000	$65	70
719 Mclain Ave	0.52mi	3/1.0 (+1)	1,028 (+13%)	21mo	$118,000	$115	32

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: 42.9%
• Equity multiple: 4.26×
• Total profit: $48,318
• Equity at exit: $47,747

10-year hold

• IRR: 37.0%
• Equity multiple: 9.56×
• Total profit: $127,027
• Equity at exit: $102,967

Cash invested: $14,840 (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: 5.2×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $305

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 59%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 McLain St Apt B Newport, AR	2.0	1.0	1000	$850	$0.85	43d	1	0.50mi

Listing history 19 events

1. 2026-06-12
   statusdays on market $53,000 Under Contract 34 DOM
2. 2026-06-09
   days on market $53,000 Active 32 DOM
3. 2026-06-08
   days on market $53,000 Active 31 DOM
4. 2026-06-07
   days on market $53,000 Active 30 DOM
5. 2026-06-07
   days on market $53,000 Active 29 DOM
6. 2026-06-04
   days on market $53,000 Active 26 DOM
7. 2026-06-02
   days on market $53,000 Active 25 DOM
8. 2026-06-01
   days on market $53,000 Active 24 DOM
9. 2026-05-31
   days on market $53,000 Active 23 DOM
10. 2026-05-31
    days on market $53,000 Active 22 DOM
11. 2026-05-08
    listed $53,000 New Listing 501-char remark
12. 2024-07-17
    soldstatus $77,500 Closed 1573-char remark

    Show marketing remark (1573 chars)

    This charming little home has lots of character! Beautiful hardwood floors and an abundance of natural light flow throughout the home. Large windows with new blinds are plentiful, and the window trim, baseboards, 9 foot ceilings, interior doors, and ceilings add a lot of character to this home. The living room is large and leads into the first bedroom and also the kitchen. The two bedrooms are connected through a hallway with a bathroom in between. Bedrooms are a good size, with fans, a closet, windows, hardwood floors and a gas hookup for a natural gas heater. The main bedroom has the heater included and will heat the whole house, if necessary. The bathroom includes a vanity, toilet and stand alone tub with shower. The kitchen is spacious with plenty of counterspace and new cabinets. It includes a refrigerator, gas stove and venthood. The kitchen leads into the second bedroom and also the porch which combines as the laundry room. The laundry room is large, has washer and dryer hook ups, built in shelving, water heater, a storm door, and this room leads outside to the back yard. The back yard is large, and the front yard has nice curb appeal with trees, a beautiful front porch, brick walk way to entrance, and landscaping! The home does not have central heat and air, however, it has many gas hookups for heaters and includes a brand new window unit air conditioner in the living room. Many windows have been replaced, and there is fresh paint and new fixtures throughout. This home is precious and super cozy. It would make a wonderful home for anyone!

13. 2024-07-12
    soldstatus $78,500

    Show marketing remark (18 chars)

    Sold before listed

14. 2024-07-12
    soldstatus $79,000

    Show marketing remark (18 chars)

    Sold before listed

15. 2024-06-18
    historical 1573-char remark

    Show marketing remark (1573 chars)

    This charming little home has lots of character! Beautiful hardwood floors and an abundance of natural light flow throughout the home. Large windows with new blinds are plentiful, and the window trim, baseboards, 9 foot ceilings, interior doors, and ceilings add a lot of character to this home. The living room is large and leads into the first bedroom and also the kitchen. The two bedrooms are connected through a hallway with a bathroom in between. Bedrooms are a good size, with fans, a closet, windows, hardwood floors and a gas hookup for a natural gas heater. The main bedroom has the heater included and will heat the whole house, if necessary. The bathroom includes a vanity, toilet and stand alone tub with shower. The kitchen is spacious with plenty of counterspace and new cabinets. It includes a refrigerator, gas stove and venthood. The kitchen leads into the second bedroom and also the porch which combines as the laundry room. The laundry room is large, has washer and dryer hook ups, built in shelving, water heater, a storm door, and this room leads outside to the back yard. The back yard is large, and the front yard has nice curb appeal with trees, a beautiful front porch, brick walk way to entrance, and landscaping! The home does not have central heat and air, however, it has many gas hookups for heaters and includes a brand new window unit air conditioner in the living room. Many windows have been replaced, and there is fresh paint and new fixtures throughout. This home is precious and super cozy. It would make a wonderful home for anyone!

16. 2024-06-08
    listed $76,000

    Show marketing remark (18 chars)

    Sold before listed

17. 2024-05-22
    listed $74,900 Active 1573-char remark

    Show marketing remark (1573 chars)

    This charming little home has lots of character! Beautiful hardwood floors and an abundance of natural light flow throughout the home. Large windows with new blinds are plentiful, and the window trim, baseboards, 9 foot ceilings, interior doors, and ceilings add a lot of character to this home. The living room is large and leads into the first bedroom and also the kitchen. The two bedrooms are connected through a hallway with a bathroom in between. Bedrooms are a good size, with fans, a closet, windows, hardwood floors and a gas hookup for a natural gas heater. The main bedroom has the heater included and will heat the whole house, if necessary. The bathroom includes a vanity, toilet and stand alone tub with shower. The kitchen is spacious with plenty of counterspace and new cabinets. It includes a refrigerator, gas stove and venthood. The kitchen leads into the second bedroom and also the porch which combines as the laundry room. The laundry room is large, has washer and dryer hook ups, built in shelving, water heater, a storm door, and this room leads outside to the back yard. The back yard is large, and the front yard has nice curb appeal with trees, a beautiful front porch, brick walk way to entrance, and landscaping! The home does not have central heat and air, however, it has many gas hookups for heaters and includes a brand new window unit air conditioner in the living room. Many windows have been replaced, and there is fresh paint and new fixtures throughout. This home is precious and super cozy. It would make a wonderful home for anyone!

18. 2005-05-02
    soldstatus $11,000
19. 1991-11-01
    soldstatus $11,000

ⓘ 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: $10,200
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,542
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $2,943/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

+381.8% since first listed

11 events — show timeline

• 2026-06-12 Pending — CARMLS
• 2026-06-11 Pending — CARMLS
• 2026-05-08 Listed $53,000 CARMLS
• 2024-07-17 Sold (MLS) $77,500 NEABOR MLS
• 2024-07-12 Sold (Public Records) $79,000 Public Records
• 2024-07-12 Sold (MLS) $78,500 CARMLS
• 2024-06-18 Delisted — NEABOR MLS
• 2024-06-08 Listed $76,000 CARMLS
• 2024-05-22 Listed $74,900 NEABOR MLS
• 2005-05-02 Sold (Public Records) $11,000 Public Records
• 1991-11-01 Sold (Public Records) $11,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $11 · -96.2% YoY. Source: county tax records.