1311 Dill St · Newport, AR 72112

$25,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 7 Days on market

Built 1942 6,969 sqft lot

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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

Single family home ready for some TLC.

Key facts

• 6,969 sq ft lot
• Built 1942
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $25k).
• Cap rate 30.4% vs local median 5.1% 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, amenities F, commute 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.
• Zoned schools: Newport Elementary School (math 31% / reading 25%, grade F, #326 of 454 statewide, top 72%, 656 students, 51% FRL); Newport High School (math 19% / reading 27%, grade F, #209 of 292 statewide, top 72%, 612 students, 41% FRL) — zoned schools average 46% FRL vs 68% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 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 $3k of equity ($173 loan paydown + $2k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $25,000

Questions for the listing agent

1. Built in 1942 — 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 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?
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: 3.40% ✓
• Cap rate: 30.42%
• Cash-on-cash: 86.18%
• DSCR: 4.83
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 Dill St	0.03mi	3/2.0	1,280 (0%)	3mo	$11,000	$9	96
1408 Holden Ave	0.11mi	3/1.0	1,306 (+2%)	13mo	$72,500	$56	77
504 S State St	0.29mi	3/1.0	1,316 (+3%)	3mo	$120,000	$91	75
604 Mclain	0.54mi	3/2.0	1,344 (+5%)	3mo	$85,000	$63	64
1304 Congress St	0.10mi	3/—	1,182 (-8%)	24mo	$53,000	$45	63
208 Forrest Dr	0.37mi	3/1.5	1,407 (+10%)	3mo	$132,000	$94	62
1103 Josephine St	0.33mi	3/1.0	1,199 (-6%)	11mo	$89,900	$75	61
410 Prospect St	0.57mi	3/2.0	1,220 (-5%)	12mo	$98,000	$80	56
317 Prospect St	0.61mi	2/1.0 (-1)	1,324 (+3%)	6mo	$113,500	$86	52
1616 Dill Street St	0.23mi	2/1.0 (-1)	1,147 (-10%)	17mo	$63,000	$55	49
1818 Eubanks St	0.42mi	3/2.0	1,168 (-9%)	21mo	$22,000	$19	48

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: 95.6%
• Equity multiple: 7.52×
• Total profit: $45,644
• Equity at exit: $22,522

10-year hold

• IRR: 90.6%
• Equity multiple: 16.61×
• Total profit: $109,255
• Equity at exit: $48,570

Cash invested: $7,000 (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: 40
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $503

Break-even live

Break-even rent $214

Max offer price $25,000

Occupancy floor 36%

Sensitivity live

Price	-10% $517	-5% $510	+0% $503	+5% $496	+10% $489
Rent	-10% $436	-5% $469	+0% $503	+5% $536	+10% $570
Rate	-1.0pp $515	-0.5pp $509	base $503	+0.5pp $496	+1.0pp $490

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: $6,250
• Closing costs: $750
• 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	45d	1	0.52mi

Listing history 4 events

1. 2023-09-11
   status Under Contract
2. 2023-09-04
   listed $25,000 New Listing
3. 2011-08-24
   soldstatus $24,000
4. 2005-04-28
   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: $327 · $27/mo
• Projected year-2 tax: $327 · $27/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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: −$1,400
• − Property taxes: −$327
• − Insurance: −$125
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$727
• Taxable income: $5,988
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $4,595/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

+13.6% since first listed

4 events — show timeline

• 2023-09-11 Pending — CARMLS
• 2023-09-04 Listed $25,000 CARMLS
• 2011-08-24 Sold (Public Records) $24,000 Public Records
• 2005-04-28 Sold (Public Records) $22,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $327 · +0.0% YoY. Source: county tax records.