1218 Chickasawba · Blytheville, AR 72315

$70,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records

Built 1930 Est $119k · 41% under ↓ 14% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Nice Home on corner lot: This sweet home is equipped with 2 large Bedrooms downstairs and 1 bedroom and Bath upstairs. There is a nice size Laundry and Mud Room just off the Kitchen. The living Room and Dining Room are open with the Dining Room having a gas fireplace. The two bedrooms downstairs have a Jack and Jill Bath. The guest bath is a nice step-in shower just off second Bedroom. The upstairs also has it's own Bathroom. There is a large Double Carport and Extra parkin pad just off alley coming into back yard. This Home is in great and ready to move in SELLING AS IS

Key facts

• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 12.5% vs local median 6.8% 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, crime F, commute 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.
• Zoned schools: Blytheville Primary School (431 students, 97% FRL); Blytheville High School (math 5% / reading 14%, grade F, #280 of 292 statewide, top 96%, 460 students, 100% FRL) — zoned schools at 98% FRL track the district average.
• Market conditions: 135 active listings in the ZIP; 2 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $70,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $118,584
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Holly St	0.15mi	2/2.0 (-1)	1,400 (-4%)	10mo	$60,000	$43	73
909 Holly St	0.35mi	2/2.0 (-1)	1,470 (+0%)	13mo	$131,000	$89	67
1124 W Chickasawba St	0.10mi	2/1.0 (-1)	1,645 (+12%)	2mo	$28,000	$17	64
1101 W Pecan St	0.67mi	3/2.0	1,513 (+3%)	5mo	$170,000	$112	59
1105 Dixie St	0.43mi	3/2.0	1,564 (+7%)	13mo	$126,000	$81	58
135 Marianne	0.67mi	3/2.0	1,610 (+10%)	2mo	$280,000	$174	51
725 Parkway	0.61mi	2/1.5 (-1)	1,456 (-0%)	18mo	$25,000	$17	48
904 Dixie St	0.52mi	3/1.0	1,267 (-14%)	22mo	$7,000	$6	31

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: 15.1%
• Equity multiple: 1.61×
• Total profit: $11,881
• Equity at exit: $10,437

10-year hold

• IRR: 23.8%
• Equity multiple: 3.06×
• Total profit: $40,295
• Equity at exit: $6,052

Cash invested: $19,600 (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: 135
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $364

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 61%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 W Walnut St Unit A Blytheville, AR	2.0	1.0	1000	$850	$0.85	44d	1	0.43mi
1529 Basin St Blytheville, AR	4.0	1.5	1444	$1,450	$1.00	21d	1	1.04mi

Listing history 9 events

1. 2023-10-18
   soldstatus $60,000 577-char remark

   Show marketing remark (589 chars)

   Nice Home on corner lot: This sweet home is equipped with 2 large Bedrooms downstairs and 1 bedroom and Bath upstairs. There is a nice size Laundry and Mud Room just off the Kitchen. The living Room and Dining Room are open with the Dining Room having a gas fireplace. The two bedrooms downstairs have a Jack and Jill Bath. The guest bath is a nice step-in shower just off second Bedroom. The upstairs also has it's own Bathroom. There is a large Double Carport and Extra parkin pad just off alley coming into back yard. This Home is in great and ready to move in SELLING "AS IS"

2. 2023-10-18
   soldstatus $60,000 589-char remark

   Show marketing remark (589 chars)

   Nice Home on corner lot: This sweet home is equipped with 2 large Bedrooms downstairs and 1 bedroom and Bath upstairs. There is a nice size Laundry and Mud Room just off the Kitchen. The living Room and Dining Room are open with the Dining Room having a gas fireplace. The two bedrooms downstairs have a Jack and Jill Bath. The guest bath is a nice step-in shower just off second Bedroom. The upstairs also has it's own Bathroom. There is a large Double Carport and Extra parkin pad just off alley coming into back yard. This Home is in great and ready to move in SELLING "AS IS"

3. 2023-10-18
   soldstatus $60,000 Closed

   Show marketing remark (589 chars)

   Nice Home on corner lot: This sweet home is equipped with 2 large Bedrooms downstairs and 1 bedroom and Bath upstairs. There is a nice size Laundry and Mud Room just off the Kitchen. The living Room and Dining Room are open with the Dining Room having a gas fireplace. The two bedrooms downstairs have a Jack and Jill Bath. The guest bath is a nice step-in shower just off second Bedroom. The upstairs also has it's own Bathroom. There is a large Double Carport and Extra parkin pad just off alley coming into back yard. This Home is in great and ready to move in SELLING "AS IS"

4. 2023-10-12
   status Pending
5. 2023-10-12
   listed $70,000 Active
6. 2023-09-10
   historical
7. 2023-06-19
   listed $70,000 577-char remark

   Show marketing remark (589 chars)

   Nice Home on corner lot: This sweet home is equipped with 2 large Bedrooms downstairs and 1 bedroom and Bath upstairs. There is a nice size Laundry and Mud Room just off the Kitchen. The living Room and Dining Room are open with the Dining Room having a gas fireplace. The two bedrooms downstairs have a Jack and Jill Bath. The guest bath is a nice step-in shower just off second Bedroom. The upstairs also has it's own Bathroom. There is a large Double Carport and Extra parkin pad just off alley coming into back yard. This Home is in great and ready to move in SELLING "AS IS"

8. 2023-06-19
   listed $70,000 589-char remark

   Show marketing remark (589 chars)

   Nice Home on corner lot: This sweet home is equipped with 2 large Bedrooms downstairs and 1 bedroom and Bath upstairs. There is a nice size Laundry and Mud Room just off the Kitchen. The living Room and Dining Room are open with the Dining Room having a gas fireplace. The two bedrooms downstairs have a Jack and Jill Bath. The guest bath is a nice step-in shower just off second Bedroom. The upstairs also has it's own Bathroom. There is a large Double Carport and Extra parkin pad just off alley coming into back yard. This Home is in great and ready to move in SELLING "AS IS"

9. 2023-06-18
   listed $70,000

ⓘ 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 (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: $12,883
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,036
• Taxable income: $3,464
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,541/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

-14.3% since first listed

9 events — show timeline

• 2023-10-18 Sold (MLS) $60,000 EARA
• 2023-10-18 Sold (MLS) $60,000 CARMLS
• 2023-10-18 Sold (MLS) $60,000 NEABOR MLS
• 2023-10-12 Pending — EARA
• 2023-10-12 Listed $70,000 EARA
• 2023-09-10 Listing Removed — CARMLS
• 2023-06-19 Listed $70,000 CARMLS
• 2023-06-19 Listed $70,000 NEABOR MLS
• 2023-06-18 Listed $70,000 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $30 · +0.0% YoY. Source: county tax records.