312 Dillard St · Jacksonport, AR 72075

$65,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 85 Days on market

Built 1932 Fair condition 0.33 ac lot $72/sqft · 228% above area

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Cute older home with double lot, full chain link fence 4 sides. Pine floors, & vinyl, 3 bedrooms, 1 bath, laundry porch, Glass enclosed front porch, CH & A installed approx. 2 years ago. Plenty of room to park campers and recreational vehicles on this double lot. Historic Jacksonport Museum (walking distance) Enjoy swimming in the park area. White River and large boat launch area are nearby for your fishing excursions. Property is occupied and there is dog on premises so appointments are necessary. Office Phone [phone] or Call/Text Sandy Honey 501-412-1658

Key facts

• Laundry porch
• Double lot
• 0.33 acre lot

Tags

• DOUBLE LOT
• FULL CHAIN LINK FENCE
• LAUNDRY PORCH
• GLASS ENCLOSED FRONT PORCH
• LARGE BOAT LAUNCH AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#435 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Newport School District (town): math 23% / reading 26% proficiency, ranked #194 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jackson County population projected at -12% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1932 — 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. 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?
7. 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?
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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $19,808
• List price: $65,000
• Delta: 228.14%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.15×
• Total profit: $20,999
• Equity at exit: $29,227

10-year hold

• IRR: 21.5%
• Equity multiple: 4.10×
• Total profit: $56,343
• Equity at exit: $45,042

Cash invested: $18,200 (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 72075

• Active inventory: 1
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $207

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 70%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 85 DOM
2. 2026-06-18
   days on market $65,000 Active 84 DOM
3. 2026-06-17
   days on market $65,000 Active 83 DOM
4. 2026-06-16
   days on market $65,000 Active 82 DOM
5. 2026-06-15
   days on market $65,000 Active 81 DOM
6. 2026-06-14
   days on market $65,000 Active 79 DOM
7. 2026-06-12
   days on market $65,000 Active 78 DOM
8. 2026-06-09
   days on market $65,000 Active 75 DOM
9. 2026-06-08
   days on market $65,000 Active 74 DOM
10. 2026-06-07
    days on market $65,000 Active 73 DOM
11. 2026-06-07
    days on market $65,000 Active 72 DOM
12. 2026-06-04
    days on market $65,000 Active 69 DOM
13. 2026-06-02
    days on market $65,000 Active 68 DOM
14. 2026-06-01
    days on market $65,000 Active 67 DOM
15. 2026-05-31
    days on market $65,000 Active 66 DOM
16. 2026-05-31
    days on market $65,000 Active 65 DOM
17. 2026-03-24
    listed $65,000 Active 578-char remark

    Show marketing remark (578 chars)

    Cute older home with double lot, full chain link fence 4 sides. Pine floors, & vinyl, 3 bedrooms, 1 bath, laundry porch, Glass enclosed front porch, CH & A installed approx. 2 years ago. Plenty of room to park campers and recreational vehicles on this double lot. Historic Jacksonport Museum (walking distance) Enjoy swimming in the park area. White River and large boat launch area are nearby for your fishing excursions. Property is occupied and there is dog on premises so appointments are necessary. Office Phone [phone] or Call/Text Sandy Honey 501-412-1658

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,961
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$1,891
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,110/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is a single-family residence with a double lot and full chain link fence. It has average condition with some minor repairs and maintenance needed. The highest-ROI updates to increase its resale or rental value are painting the exterior siding, interior walls, and landscaping.

Repairs flagged

• Minor Paint on exterior siding — The exterior siding is painted white and appears to be in good condition.
• Minor Paint on interior walls — The interior walls are painted and appear to be in good condition.
• Minor Landscaping — The landscaping is simple with grass and a few trees.

Value-add opportunities

• Resale Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value.
• Resale Paint interior walls — Painting the interior walls can improve the home's appearance and increase its resale value.
• Resale Landscaping — Landscaping can improve the home's curb appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint on exterior siding · The exterior siding is painted white and appears to be in good condition.	Minor	$500–3,000
Paint on interior walls · The interior walls are painted and appear to be in good condition.	Minor	$500–3,000
Landscaping · The landscaping is simple with grass and a few trees.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value. ↑
• Resale Paint interior walls — Painting the interior walls can improve the home's appearance and increase its resale value. ↑
• Resale Landscaping — Landscaping can improve the home's curb appeal and increase its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Newport School District
• NCES district ID: 0500023
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $29,425
• Composite: 19.67/100
• National rank: #8734
• State rank: #194 of 238 in AR

Livability — Jacksonport

• Score: 53/100
• State rank: #435
• US rank: #24346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonport, AR
• City population: 12
• Population (ZIP): 12

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-03-24 Listed $65,000 NEABOR MLS