79 Rose St · Melbourne, AR 72556

$74,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 227 Days on market

Built 1987 6,098 sqft lot $76/sqft · 25% below area Est $100k · 25% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.1/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Home in the Heart of Melbourne, Arkansas Welcome to this inviting 3-bedroom, 1-bath home offering 988 square feet of comfort and convenience in the heart of Melbourne, AR. Whether you’re searching for a full-time residence, an income-producing investment, or a weekend retreat close to town, this property fits the bill. Its prime location makes it ideal for a short-term or long-term rental—especially with Ozarka College just a short walk away, providing a great opportunity to rent to students or staff. You’ll love the proximity to local favorites, including a beloved mom-and-pop restaurant, Sonic, and a nearby gas station. Inside, the home features a cozy open-concept living space, a kitchen and dining room combo, and room for a small office or study area. The thoughtful layout offers endless potential to customize to your needs. Sitting on 0.14 acres, the property includes a spacious backyard—perfect for grilling out, gardening, or relaxing with friends and family. With easy access to shopping, dining, and daily conveniences, this Melbourne gem combines small-town charm with practical investment potential. Don’t miss this chance to own a property that offers both comfor

Key facts

• Spacious backyard
• Prime location
• 6,098 sq ft lot

Tags

• PRIME LOCATION
• SHORT WALK TO OZARKA COLLEGE
• COZY OPEN-CONCEPT LIVING SPACE
• KITCHEN AND DINING ROOM COMBO
• SPACIOUS BACKYARD
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $2k of equity ($518 loan paydown + $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $99,925
• List price: $74,900
• Delta: -25.04%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Miller Ln	0.34mi	3/2.0	1,129 (+14%)	3mo	$140,000	$124	54
54 Spring St	0.65mi	2/1.0 (-1)	960 (-3%)	18mo	$85,000	$89	45
76 Spring St	0.65mi	3/2.0	1,122 (+14%)	11mo	$85,000	$76	34

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: 22.5%
• Equity multiple: 2.23×
• Total profit: $25,782
• Equity at exit: $30,462

10-year hold

• IRR: 24.2%
• Equity multiple: 4.24×
• Total profit: $67,864
• Equity at exit: $44,582

Cash invested: $20,972 (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 72556

• Home prices YoY: 1.3%
• Active inventory: 66
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $311

Break-even live

Break-even rent $561

Max offer price $74,900

Occupancy floor 62%

Sensitivity live

Price	-10% $353	-5% $332	+0% $311	+5% $290	+10% $269
Rent	-10% $236	-5% $273	+0% $311	+5% $349	+10% $387
Rate	-1.0pp $349	-0.5pp $330	base $311	+0.5pp $292	+1.0pp $272

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $74,900 Active 227 DOM
2. 2026-06-18
   days on market $74,900 Active 226 DOM
3. 2026-06-17
   days on market $74,900 Active 225 DOM
4. 2026-06-16
   days on market $74,900 Active 224 DOM
5. 2026-06-15
   days on market $74,900 Active 223 DOM
6. 2026-06-14
   days on market $74,900 Active 221 DOM
7. 2026-06-12
   days on market $74,900 Active 220 DOM
8. 2026-06-09
   days on market $74,900 Active 217 DOM
9. 2026-06-08
   days on market $74,900 Active 216 DOM
10. 2026-06-07
    days on market $74,900 Active 215 DOM
11. 2026-06-07
    days on market $74,900 Active 214 DOM
12. 2026-06-03
    days on market $74,900 Active 211 DOM
13. 2026-06-02
    days on market $74,900 Active 210 DOM
14. 2026-06-01
    days on market $74,900 Active 209 DOM
15. 2026-05-31
    days on market $74,900 Active 208 DOM
16. 2026-05-30
    days on market $74,900 Active 207 DOM
17. 2026-02-21
    price $74,900 1228-char remark

    Show marketing remark (1228 chars)

    Charming Home in the Heart of Melbourne, Arkansas Welcome to this inviting 3-bedroom, 1-bath home offering 988 square feet of comfort and convenience in the heart of Melbourne, AR. Whether you’re searching for a full-time residence, an income-producing investment, or a weekend retreat close to town, this property fits the bill. Its prime location makes it ideal for a short-term or long-term rental—especially with Ozarka College just a short walk away, providing a great opportunity to rent to students or staff. You’ll love the proximity to local favorites, including a beloved mom-and-pop restaurant, Sonic, and a nearby gas station. Inside, the home features a cozy open-concept living space, a kitchen and dining room combo, and room for a small office or study area. The thoughtful layout offers endless potential to customize to your needs. Sitting on 0.14 acres, the property includes a spacious backyard—perfect for grilling out, gardening, or relaxing with friends and family. With easy access to shopping, dining, and daily conveniences, this Melbourne gem combines small-town charm with practical investment potential. Don’t miss this chance to own a property that offers both comfor

18. 2026-02-20
    price $74,900 1238-char remark

    Show marketing remark (1238 chars)

    Charming Home in the Heart of Melbourne, ArkansasWelcome to this inviting 3-bedroom, 1-bath home offering 988 square feet of comfort and convenience in the heart of Melbourne, AR. Whether you're searching for a full-time residence, an income-producing investment, or a weekend retreat close to town, this property fits the bill. Its prime location makes it ideal for a short-term or long-term rental--especially with Ozarka College just a short walk away, providing a great opportunity to rent to students or staff. You'll love the proximity to local favorites, including a beloved mom-and-pop restaurant, Sonic, and a nearby gas station. Inside, the home features a cozy open-concept living space, a kitchen and dining room combo, and room for a small office or study area. The thoughtful layout offers endless potential to customize to your needs. Sitting on 0.14 acres, the property includes a spacious backyard--perfect for grilling out, gardening, or relaxing with friends and family. With easy access to shopping, dining, and daily conveniences, this Melbourne gem combines small-town charm with practical investment potential. Don't miss this chance to own a property that offers both comfort and opportunity in one great location!

19. 2025-11-04
    listed $100,000 Active 1238-char remark

    Show marketing remark (1238 chars)

    Charming Home in the Heart of Melbourne, ArkansasWelcome to this inviting 3-bedroom, 1-bath home offering 988 square feet of comfort and convenience in the heart of Melbourne, AR. Whether you're searching for a full-time residence, an income-producing investment, or a weekend retreat close to town, this property fits the bill. Its prime location makes it ideal for a short-term or long-term rental--especially with Ozarka College just a short walk away, providing a great opportunity to rent to students or staff. You'll love the proximity to local favorites, including a beloved mom-and-pop restaurant, Sonic, and a nearby gas station. Inside, the home features a cozy open-concept living space, a kitchen and dining room combo, and room for a small office or study area. The thoughtful layout offers endless potential to customize to your needs. Sitting on 0.14 acres, the property includes a spacious backyard--perfect for grilling out, gardening, or relaxing with friends and family. With easy access to shopping, dining, and daily conveniences, this Melbourne gem combines small-town charm with practical investment potential. Don't miss this chance to own a property that offers both comfort and opportunity in one great location!

20. 2025-11-03
    listed $100,000 New Listing 1228-char remark

    Show marketing remark (1228 chars)

    Charming Home in the Heart of Melbourne, Arkansas Welcome to this inviting 3-bedroom, 1-bath home offering 988 square feet of comfort and convenience in the heart of Melbourne, AR. Whether you’re searching for a full-time residence, an income-producing investment, or a weekend retreat close to town, this property fits the bill. Its prime location makes it ideal for a short-term or long-term rental—especially with Ozarka College just a short walk away, providing a great opportunity to rent to students or staff. You’ll love the proximity to local favorites, including a beloved mom-and-pop restaurant, Sonic, and a nearby gas station. Inside, the home features a cozy open-concept living space, a kitchen and dining room combo, and room for a small office or study area. The thoughtful layout offers endless potential to customize to your needs. Sitting on 0.14 acres, the property includes a spacious backyard—perfect for grilling out, gardening, or relaxing with friends and family. With easy access to shopping, dining, and daily conveniences, this Melbourne gem combines small-town charm with practical investment potential. Don’t miss this chance to own a property that offers both comfor

21. 2022-09-07
    historical
22. 2022-06-01
    listed $69,900
23. 2022-02-17
    historical
24. 2021-09-12
    listed $69,900 New Listing

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $479 · $40/mo
• Expected delta: +$247/yr (+$21/mo · 106.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,459
• − Mortgage interest: −$4,196
• − Property taxes: −$232
• − Insurance: −$374
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,179
• Taxable income: $2,645
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,098/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

+7.2% since first listed

8 events — show timeline

• 2026-02-21 Price Changed $74,900 CARMLS
• 2026-02-20 Price Changed $74,900 SOMO
• 2025-11-04 Listed $100,000 SOMO
• 2025-11-03 Listed $100,000 CARMLS
• 2022-09-07 Listing Removed — CARMLS
• 2022-06-01 Listed $69,900 CARMLS
• 2022-02-17 Listing Removed — CARMLS
• 2021-09-12 Listed $69,900 CARMLS

Property tax history

+9.5%/yr

Latest (2021): $232 · +9.9% YoY. Source: county tax records.