1063 Hearn St · Blytheville, AR 72315

$26,900

2 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 59 Days on market

Built 1934 7,405 sqft lot $17/sqft · 53% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Attention investors! Want to add 2 doors to your rental portfolio? Looking for a house and got skills?! Finish and live in yourself and rent out the back for a house hack! This quaint 2 BD/ 1 BA fun fixer cottage throwback to yesteryear has so many built-in standout features it needs to be seen to be believed. A gorgeous bay window that floods the space with natural light, an incredible sunroom/den with floor to ceiling windows. a large master bedroom and versatile loft, and even a space under the stairs for you know who! Abundant built in storage, drawers and shelves throughout. But wait that's not all! Also included in the back is a studio 1 BA ADU with fireplace just waiting

Key facts

• Built in storage
• Sunroom den
• Bay window

Tags

• BAY WINDOW
• SUNROOM DEN
• BUILT IN STORAGE
• STUDIO ADU
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-a-half story; Fixer condition
• Construction: Wood siding construction
• Exterior features: Wood fencing; Wooded lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 49.9% vs local median 6.7% 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, schools F, crime 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.
• Market conditions: 134 active listings in the ZIP; 1 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 $186 of loan paydown is wiped out by about $807 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1934 — 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 $26,093 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 5.58% ✓
• Cap rate: 49.85%
• Cash-on-cash: 155.57%
• DSCR: 7.92
• GRM: 1.5

CMA / ARV

• ARV (median comp): $57,439
• List price: $26,900
• Delta: -53.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124 W Chickasawba St	0.10mi	2/1.0	1,645 (+3%)	2mo	$28,000	$17	89
135 Marianne	0.48mi	3/2.0 (+1)	1,610 (+1%)	2mo	$280,000	$174	66
909 Holly St	0.15mi	2/2.0	1,470 (-8%)	13mo	$131,000	$89	65
1105 Dixie St	0.34mi	3/2.0 (+1)	1,564 (-2%)	13mo	$126,000	$81	61
1134 Holly St	0.14mi	2/2.0	1,400 (-12%)	10mo	$60,000	$43	61
1101 W Pecan St	0.62mi	3/2.0 (+1)	1,513 (-5%)	5mo	$170,000	$112	50
725 Parkway	0.43mi	2/1.5	1,456 (-9%)	18mo	$25,000	$17	48
700 W Hardin St	0.62mi	3/1.0 (+1)	1,486 (-7%)	8mo	$40,000	$27	47
1519 Chickasawba St	0.38mi	3/1.0 (+1)	1,802 (+13%)	11mo	$30,000	$17	46
1112 W Adams	0.71mi	3/2.0 (+1)	1,520 (-5%)	22mo	$150,000	$99	32
908 W Adams	0.72mi	3/2.0 (+1)	1,719 (+8%)	21mo	$140,000	$81	27

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: —
• Equity multiple: 8.68×
• Total profit: $57,870
• Equity at exit: $4,011

10-year hold

• IRR: —
• Equity multiple: 18.34×
• Total profit: $130,623
• Equity at exit: $2,326

Cash invested: $7,532 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$141
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $976

Break-even live

Break-even rent $264

Max offer price $26,900

Occupancy floor 30%

Sensitivity live

Price	-10% $992	-5% $984	+0% $976	+5% $969	+10% $961
Rent	-10% $858	-5% $917	+0% $976	+5% $1,036	+10% $1,095
Rate	-1.0pp $990	-0.5pp $983	base $976	+0.5pp $970	+1.0pp $962

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Melody Ln Blytheville, AR	3.0	2.0	1585	$1,500	$0.95	45d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $26,900 Active 59 DOM
2. 2026-06-19
   days on market $26,900 Active 57 DOM
3. 2026-06-18
   days on market $26,900 Active 56 DOM
4. 2026-06-17
   days on market $26,900 Active 55 DOM
5. 2026-06-16
   days on market $26,900 Active 54 DOM
6. 2026-06-15
   days on market $26,900 Active 53 DOM
7. 2026-06-14
   days on market $26,900 Active 51 DOM
8. 2026-06-12
   pricedays on market $26,900 Active 50 DOM
9. 2026-06-09
   days on market $29,500 Active 47 DOM
10. 2026-06-08
    days on market $29,500 Active 46 DOM
11. 2026-06-07
    days on market $29,500 Active 45 DOM
12. 2026-06-07
    days on market $29,500 Active 44 DOM
13. 2026-06-04
    days on market $29,500 Active 41 DOM
14. 2026-06-02
    days on market $29,500 Active 40 DOM
15. 2026-06-01
    days on market $29,500 Active 39 DOM
16. 2026-05-31
    days on market $29,500 Active 38 DOM
17. 2026-05-31
    days on market $29,500 Active 37 DOM
18. 2026-04-23
    listed $29,500 Active 1139-char remark
19. 1989-07-03
    soldstatus $22,000

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/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 (shaded) · 0% 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: $18,000
• − Mortgage interest: −$1,507
• − Property taxes: −$675
• − Insurance: −$134
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$783
• Taxable income: $12,021
• Est. tax owed @ 24.0%: −$2,885
• After-tax cash flow: $8,833/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

+22.3% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $26,900 EARA
• 2026-04-23 Listed $29,500 EARA
• 1989-07-03 Sold (Public Records) $22,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $675 · +0.0% YoY. Source: county tax records.