56 Pine St · Melbourne, AR 72556

$175,000

4 bd · 1.0 ba · 1,697 sqft · SingleFamily public records · 181 Days on market

Built 1977 0.28 ac lot $103/sqft · 13% above area Est $154k · 13% over

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Why this score? — see what drove the D- 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 +12.4/30.0
• Appreciation +6.1/10.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +1.5/15.0

Listing remarks MLS

Affordable Home in town - Melbourne, Arkansas An affordable home in Melbourne, Arkansas, with 4 bedrooms and 2 bathrooms is available, featuring a large mostly fenced yard and recent updates including a new roof from 2020, new HVAC, and solar panels installed in 2023. The solar panels contribute to very low summer utility bills, running between $11 and $30. With very little TLC, you could have a home right in the heart of Melbourne! Call 501-416-2429

Key facts

• New hvac
• Solar panels
• New roof

Tags

• LARGE MOSTLY FENCED YARD
• NEW ROOF
• NEW HVAC
• SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-28 ($-337/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.8% below list).
• Recommended offer: $128k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% in Melbourne — 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 66/100 on livability (#127 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: amenities F, commute F, employment 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: 66 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 $5k of equity ($1k loan paydown + $4k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, 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 181 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $100k; list at $175k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire 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 $128,154 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $154,344
• List price: $175,000
• Delta: 13.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Ripplin Shls	0.04mi	4/3.0	1,658 (-2%)	5mo	$345,000	$208	82
39 Simpson St	0.07mi	4/2.5	1,576 (-7%)	13mo	$152,000	$96	68
439 Haley St	0.43mi	4/2.0	1,550 (-9%)	4mo	$118,000	$76	58
137 Sharp St	0.50mi	3/2.0 (-1)	1,580 (-7%)	4mo	$199,500	$126	53
145 Arnold Springs Rd	0.09mi	3/2.0 (-1)	1,512 (-11%)	20mo	$149,900	$99	52
339 Allen St	0.66mi	3/2.0 (-1)	1,708 (+1%)	11mo	$190,000	$111	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.25×
• Total profit: $12,145
• Equity at exit: $71,172

10-year hold

• IRR: 8.0%
• Equity multiple: 2.12×
• Total profit: $54,725
• Equity at exit: $104,165

Cash invested: $49,000 (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 72556

• Home prices YoY: 1.3%
• Active inventory: 66
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-28

Break-even live

Break-even rent $1,317

Max offer price $170,044

Occupancy floor 97%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-11-26
   listed $175,000 New Listing 457-char remark

   Show marketing remark (457 chars)

   Affordable Home in town - Melbourne, Arkansas An affordable home in Melbourne, Arkansas, with 4 bedrooms and 2 bathrooms is available, featuring a large mostly fenced yard and recent updates including a new roof from 2020, new HVAC, and solar panels installed in 2023. The solar panels contribute to very low summer utility bills, running between $11 and $30. With very little TLC, you could have a home right in the heart of Melbourne! Call 501-416-2429

2. 2021-03-15
   soldstatus $99,500
3. 2016-06-30
   soldstatus $93,600 404-char remark

   Show marketing remark (404 chars)

   Hard to find 4 bed 2 bath home in great shape for under $100,000! This home has been extensively remodeled by the owner including the floors, paint, kitchen, bathrooms, windows and more! The heat pump, roof and water heater are all newer as well. It sits on a level lot with a big yard & storage building. It's centrally located within walking distance of the college, restaurants & shopping.

4. 2016-06-30
   soldstatus $94,000

   Show marketing remark (404 chars)

   Hard to find 4 bed 2 bath home in great shape for under $100,000! This home has been extensively remodeled by the owner including the floors, paint, kitchen, bathrooms, windows and more! The heat pump, roof and water heater are all newer as well. It sits on a level lot with a big yard & storage building. It's centrally located within walking distance of the college, restaurants & shopping.

5. 2015-10-08
   listed $94,900 404-char remark

   Show marketing remark (404 chars)

   Hard to find 4 bed 2 bath home in great shape for under $100,000! This home has been extensively remodeled by the owner including the floors, paint, kitchen, bathrooms, windows and more! The heat pump, roof and water heater are all newer as well. It sits on a level lot with a big yard & storage building. It's centrally located within walking distance of the college, restaurants & shopping.

6. 2006-03-22
   soldstatus $58,000

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$522/yr (+$43/mo · 87.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,378
• − Mortgage interest: −$9,803
• − Property taxes: −$598
• − Insurance: −$875
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$5,091
• Taxable loss: −$3,449
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $491/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: 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 — Melbourne

• Score: 66/100
• State rank: #127
• US rank: #11858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Melbourne, AR
• Population (ZIP): 3,846

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

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: ▲ 2.23%
• Current HPI: 173.362
• 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

+201.7% since first listed

6 events — show timeline

• 2025-11-26 Listed $175,000 CARMLS
• 2021-03-15 Sold (Public Records) $99,500 Public Records
• 2016-06-30 Sold (Public Records) $94,000 Public Records
• 2016-06-30 Sold (MLS) $93,600 Batesville
• 2015-10-08 Listed $94,900 Batesville
• 2006-03-22 Sold (Public Records) $58,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $598 · +0.0% YoY. Source: county tax records.