2119 Melody Ln · Dyer, AR 72921

$199,900

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 155 Days on market

Built 2023 0.67 ac lot $152/sqft · 19% below area Est $254k · 21% under ↓ 11% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into modern comfort with this beautifully designed 3-bedroom, 2-bath open-concept home, built in 2023 and ready for its new owners. Featuring a desirable split floor plan, the layout offers added privacy with the primary suite thoughtfully separated from the secondary bedrooms. The spacious open-concept design seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The eat-in kitchen is a true centerpiece, highlighted by a functional kitchen island that provides additional prep space, seating, and storage. An oversized stainless steel refrigerator conveys with the property, completing the kitchen’s modern appeal. Each bedroom includes large closets, offering generous storage throughout the home. The two full bathrooms are well-appointed with contemporary finishes, and the all-electric construction ensures energy efficiency and ease of maintenance. A 2-car garage adds convenience and extra storage space. With its new construction quality, smart layout, and stylish features, this move-in-ready home offers the perfect blend of comfort and modern living.

Key facts

• Open-concept design
• Split floor plan
• Large closets

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT DESIGN
• EAT-IN KITCHEN
• FUNCTIONAL KITCHEN ISLAND
• LARGE CLOSETS
• WELL-APPOINTED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (29.2% below list).
• Recommended offer: $141k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#101 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.
• Alma School District (suburban): math 34% / reading 37% proficiency, ranked #111 of 238 in AR (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alma Intermediate School (math 32% / reading 31%, grade F, #293 of 454 statewide, top 65%, 723 students, 47% FRL); Alma Middle School (math 42% / reading 41%, grade F, #81 of 201 statewide, top 40%, 716 students, 44% FRL); Alma High School (math 25% / reading 38%, grade F, #128 of 292 statewide, top 44%, 1,003 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

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 $141,478 (29.2% 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 155 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $254,034
• List price: $199,900
• Delta: -21.31%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2401 Harmony Rd	0.38mi	2/1.0 (-1)	1,444 (+10%)	22mo	$241,000	$167	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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-42,603
• Equity at exit: $29,806

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-50,364
• Equity at exit: $17,284

Cash invested: $55,972 (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 72921

• Home prices YoY: -5.6%
• Active inventory: 110
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-160

Break-even live

Break-even rent $1,617

Max offer price $171,698

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-103	+0% $-160	+5% $-216	+10% $-273
Rent	-10% $-271	-5% $-216	+0% $-160	+5% $-104	+10% $-48
Rate	-1.0pp $-59	-0.5pp $-109	base $-160	+0.5pp $-211	+1.0pp $-264

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $199,900 Active 155 DOM
2. 2026-06-19
   days on market $199,900 Active 153 DOM
3. 2026-06-18
   days on market $199,900 Active 152 DOM
4. 2026-06-17
   days on market $199,900 Active 151 DOM
5. 2026-06-16
   days on market $199,900 Active 150 DOM
6. 2026-06-15
   days on market $199,900 Active 149 DOM
7. 2026-06-14
   days on market $199,900 Active 147 DOM
8. 2026-06-13
   days on market $199,900 Active 146 DOM
9. 2026-06-10
   days on market $199,900 Active 144 DOM
10. 2026-06-09
    days on market $199,900 Active 143 DOM
11. 2026-06-08
    days on market $199,900 Active 142 DOM
12. 2026-06-07
    days on market $199,900 Active 141 DOM
13. 2026-06-05
    pricedays on market $199,900 Active 138 DOM
14. 2026-06-02
    days on market $210,000 Active 136 DOM
15. 2026-06-01
    days on market $210,000 Active 135 DOM
16. 2026-05-31
    days on market $210,000 Active 134 DOM
17. 2026-05-30
    days on market $210,000 Active 133 DOM
18. 2026-05-06
    price $210,000 1134-char remark

    Show marketing remark (1134 chars)

    Step into modern comfort with this beautifully designed 3-bedroom, 2-bath open-concept home, built in 2023 and ready for its new owners. Featuring a desirable split floor plan, the layout offers added privacy with the primary suite thoughtfully separated from the secondary bedrooms. The spacious open-concept design seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The eat-in kitchen is a true centerpiece, highlighted by a functional kitchen island that provides additional prep space, seating, and storage. An oversized stainless steel refrigerator conveys with the property, completing the kitchen’s modern appeal. Each bedroom includes large closets, offering generous storage throughout the home. The two full bathrooms are well-appointed with contemporary finishes, and the all-electric construction ensures energy efficiency and ease of maintenance. A 2-car garage adds convenience and extra storage space. With its new construction quality, smart layout, and stylish features, this move-in-ready home offers the perfect blend of comfort and modern living.

19. 2026-04-08
    price $220,000 1134-char remark

    Show marketing remark (1134 chars)

    Step into modern comfort with this beautifully designed 3-bedroom, 2-bath open-concept home, built in 2023 and ready for its new owners. Featuring a desirable split floor plan, the layout offers added privacy with the primary suite thoughtfully separated from the secondary bedrooms. The spacious open-concept design seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The eat-in kitchen is a true centerpiece, highlighted by a functional kitchen island that provides additional prep space, seating, and storage. An oversized stainless steel refrigerator conveys with the property, completing the kitchen’s modern appeal. Each bedroom includes large closets, offering generous storage throughout the home. The two full bathrooms are well-appointed with contemporary finishes, and the all-electric construction ensures energy efficiency and ease of maintenance. A 2-car garage adds convenience and extra storage space. With its new construction quality, smart layout, and stylish features, this move-in-ready home offers the perfect blend of comfort and modern living.

20. 2026-03-06
    price $229,000 1134-char remark

    Show marketing remark (1134 chars)

    Step into modern comfort with this beautifully designed 3-bedroom, 2-bath open-concept home, built in 2023 and ready for its new owners. Featuring a desirable split floor plan, the layout offers added privacy with the primary suite thoughtfully separated from the secondary bedrooms. The spacious open-concept design seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The eat-in kitchen is a true centerpiece, highlighted by a functional kitchen island that provides additional prep space, seating, and storage. An oversized stainless steel refrigerator conveys with the property, completing the kitchen’s modern appeal. Each bedroom includes large closets, offering generous storage throughout the home. The two full bathrooms are well-appointed with contemporary finishes, and the all-electric construction ensures energy efficiency and ease of maintenance. A 2-car garage adds convenience and extra storage space. With its new construction quality, smart layout, and stylish features, this move-in-ready home offers the perfect blend of comfort and modern living.

21. 2026-01-17
    listed $235,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Step into modern comfort with this beautifully designed 3-bedroom, 2-bath open-concept home, built in 2023 and ready for its new owners. Featuring a desirable split floor plan, the layout offers added privacy with the primary suite thoughtfully separated from the secondary bedrooms. The spacious open-concept design seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The eat-in kitchen is a true centerpiece, highlighted by a functional kitchen island that provides additional prep space, seating, and storage. An oversized stainless steel refrigerator conveys with the property, completing the kitchen’s modern appeal. Each bedroom includes large closets, offering generous storage throughout the home. The two full bathrooms are well-appointed with contemporary finishes, and the all-electric construction ensures energy efficiency and ease of maintenance. A 2-car garage adds convenience and extra storage space. With its new construction quality, smart layout, and stylish features, this move-in-ready home offers the perfect blend of comfort and modern living.

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,977
• − Mortgage interest: −$11,198
• − Property taxes: −$1,749
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$5,815
• Taxable loss: −$5,500
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $-596/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: Alma School District
• NCES district ID: 0502250
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $45,566
• Composite: 30.34/100
• National rank: #6264
• State rank: #111 of 238 in AR

Livability — Dyer

• Score: 67/100
• State rank: #101
• US rank: #10563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dyer, AR
• City population: 487
• Population (ZIP): 12,827

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 249.3307
• 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

-10.6% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $210,000 WRVBOR
• 2026-04-08 Price Changed $220,000 WRVBOR
• 2026-03-06 Price Changed $229,000 WRVBOR
• 2026-01-17 Listed $235,000 WRVBOR

Property tax history

+30.3%/yr

Latest (2025): $1,749 · +788.1% YoY. Source: county tax records.