826 Dill St · Newport, AR 72112

$34,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 86 Days on market

Built 1952 7,405 sqft lot $32/sqft · 60% below 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This cottage style home has some updates on the main floor and more square footage to add in the walk-out basement.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 5.0% in Newport — 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 (#167 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime D, schools 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: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($241 loan paydown + $3k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 2.44% ✓
• Cap rate: 21.09%
• Cash-on-cash: 52.84%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (median comp): $87,868
• List price: $34,900
• Delta: -60.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Mclain St	0.25mi	2/1.0 (-1)	960 (-12%)	0mo	$62,000	$65	63
1105 Josephine St	0.35mi	2/1.0 (-1)	1,026 (-6%)	8mo	$99,900	$97	63
719 Mclain Ave	0.24mi	3/1.0	1,028 (-6%)	21mo	$118,000	$115	62
1103 Josephine St	0.34mi	3/1.0	1,199 (+10%)	11mo	$89,900	$75	58
1516 Hines St	0.50mi	2/1.0 (-1)	984 (-10%)	0mo	$122,500	$124	56
1304 Congress St	0.35mi	3/—	1,182 (+9%)	24mo	$53,000	$45	50
410 Prospect St	0.36mi	3/2.0	1,220 (+12%)	11mo	$98,000	$80	50
1616 Dill Street St	0.58mi	2/1.0 (-1)	1,147 (+5%)	17mo	$63,000	$55	45
1818 Eubanks St	0.73mi	3/2.0	1,168 (+7%)	21mo	$22,000	$19	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.0%
• Equity multiple: 5.75×
• Total profit: $46,427
• Equity at exit: $31,441

10-year hold

• IRR: 59.6%
• Equity multiple: 12.79×
• Total profit: $115,193
• Equity at exit: $67,803

Cash invested: $9,772 (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 72112

• Home prices YoY: 15.6%
• Active inventory: 39
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $430

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 44%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 McLain St Apt B Newport, AR	2.0	1.0	1000	$850	$0.85	43d	1	0.27mi

Listing history 24 events

1. 2026-06-19
   days on market $34,900 Active 86 DOM
2. 2026-06-18
   days on market $34,900 Active 85 DOM
3. 2026-06-17
   days on market $34,900 Active 84 DOM
4. 2026-06-16
   days on market $34,900 Active 83 DOM
5. 2026-06-15
   days on market $34,900 Active 82 DOM
6. 2026-06-14
   days on market $34,900 Active 80 DOM
7. 2026-06-12
   days on market $34,900 Active 79 DOM
8. 2026-06-09
   days on market $34,900 Active 76 DOM
9. 2026-06-08
   days on market $34,900 Active 75 DOM
10. 2026-06-07
    days on market $34,900 Active 74 DOM
11. 2026-06-07
    statusdays on market $34,900 Active 73 DOM
12. 2026-06-04
    days on market $34,900 Price Change 70 DOM
13. 2026-06-02
    days on market $34,900 Price Change 69 DOM
14. 2026-06-01
    days on market $34,900 Price Change 68 DOM
15. 2026-05-31
    days on market $34,900 Price Change 67 DOM
16. 2026-05-31
    pricestatusdays on market $34,900 Price Change 66 DOM
17. 2026-04-22
    price $52,900 115-char remark

    Show marketing remark (115 chars)

    This cottage style home has some updates on the main floor and more square footage to add in the walk-out basement.

18. 2026-03-23
    listed $59,900 New Listing 115-char remark

    Show marketing remark (115 chars)

    This cottage style home has some updates on the main floor and more square footage to add in the walk-out basement.

19. 2022-12-27
    soldstatus $77,000
20. 2022-12-22
    soldstatus $76,600 4-char remark

    Show marketing remark (4 chars)

    none

21. 2022-12-21
    soldstatus $76,500
22. 2022-11-01
    listed $76,600 4-char remark

    Show marketing remark (4 chars)

    none

23. 2022-10-15
    listed $76,000
24. 2019-12-06
    soldstatus $49,755

ⓘ 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 6/10 Major FEMA zone X · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $10,200
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,015
• Taxable income: $4,900
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $3,988/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: 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 — Newport

• Score: 64/100
• State rank: #167
• US rank: #14064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, AR
• Population (ZIP): 11,092

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 (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

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: ▲ 27.46%
• Current HPI: 203.03
• 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

+6.3% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $52,900 CARMLS
• 2026-03-23 Listed $59,900 CARMLS
• 2022-12-27 Sold (Public Records) $77,000 Public Records
• 2022-12-22 Sold (MLS) $76,600 CARMLS
• 2022-12-21 Sold (MLS) $76,500 NEABOR MLS
• 2022-11-01 Listed $76,600 CARMLS
• 2022-10-15 Listed $76,000 NEABOR MLS
• 2019-12-06 Sold (Public Records) $49,755 Public Records

Property tax history

-23.7%/yr

Latest (2025): $16 · -68.7% YoY. Source: county tax records.