400 Summit St · Blytheville, AR 72315

$89,900

4 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 7 Days on market

Built 1977 9,147 sqft lot Est $127k · 29% under

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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

Very nice home on corner lot with 4 bedrooms, 1 bath, fully remodeled, and is fully furnished, including appliances, featuring living room, large den, office, large kitchen, large privacy fenced backyard. All floors have vinyl. This will make a great family home or great investment property. There is lots of space and storage in this home and two of the bedrooms will accommodate a king size bed. The back yard id fully privacy fenced in. tis home is ready for the next owner.

Key facts

• Fully remodeled
• Large den
• Storage

Tags

• CORNER LOT
• FULLY REMODELED
• LARGE DEN
• LARGE KITCHEN
• PRIVACY FENCED BACKYARD
• STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 14.0% 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, schools F, crime 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.
• 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $80k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $90k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $89,900

Questions for the listing agent

1. Built in 1977 — 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: 1.61% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.54%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $126,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Melody Ln	0.16mi	3/1.5 (-1)	1,328 (-6%)	3mo	$120,000	$90	73
611 S Tennessee St	0.43mi	3/1.0 (-1)	1,397 (-1%)	6mo	$132,000	$94	68
1121 E Mayfair Ln	0.19mi	3/2.0 (-1)	1,575 (+12%)	0mo	$205,000	$130	63
1115 S Parkside St	0.24mi	3/2.0 (-1)	1,552 (+10%)	1mo	$175,000	$113	63
1137 Evergreen Ln	0.16mi	3/2.0 (-1)	1,566 (+11%)	7mo	$112,500	$72	59
600 N Hollywood St	0.13mi	3/1.5 (-1)	1,232 (-13%)	11mo	$78,000	$63	56
1105 Ward St	0.59mi	3/1.5 (-1)	1,484 (+5%)	1mo	$95,000	$64	56
1021 Leawood St	0.42mi	3/2.0 (-1)	1,542 (+9%)	6mo	$199,900	$130	51
807 Robindale Rd	0.26mi	3/1.0 (-1)	1,595 (+13%)	12mo	$33,500	$21	51
1020 Normandy Ln	0.51mi	3/2.0 (-1)	1,488 (+6%)	9mo	$57,500	$39	50
301 E Missouri St E	0.71mi	3/1.0 (-1)	1,308 (-7%)	8mo	$88,000	$67	43
1133 Leawood St	0.53mi	3/1.5 (-1)	1,206 (-14%)	6mo	$114,000	$95	39

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $22,211
• Equity at exit: $13,404

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $66,663
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $578

Break-even live

Break-even rent $714

Max offer price $89,900

Occupancy floor 55%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Melody Ln Blytheville, AR	3.0	2.0	1585	$1,500	$0.95	44d	1	0.19mi
1219 E Cherry St Blytheville, AR	4.0	1.0	1300	$1,295	$1.00	21d	1	0.55mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $89,900 Pending 7 DOM
2. 2026-06-04
   days on market $89,900 Active 6 DOM
3. 2026-06-02
   days on market $89,900 Active 5 DOM
4. 2026-06-01
   days on market $89,900 Active 4 DOM
5. 2026-05-31
   days on market $89,900 Active 3 DOM
6. 2026-05-31
   days on market $89,900 Active 2 DOM
7. 2024-10-01
   soldstatus $54,000 Closed
8. 2024-09-26
   status Pending
9. 2024-07-11
   price $69,900
10. 2024-06-27
    listed $169,900 Active
11. 2024-05-01
    price $69,900
12. 2024-04-30
    listed $169,900 Active

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $666 · $55/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 (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: $17,348
• − Mortgage interest: −$5,036
• − Property taxes: −$666
• − Insurance: −$450
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,615
• Taxable income: $5,806
• Est. tax owed @ 24.0%: −$1,393
• After-tax cash flow: $5,539/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

-68.2% since first listed

6 events — show timeline

• 2024-10-01 Sold (MLS) $54,000 EARA
• 2024-09-26 Pending — EARA
• 2024-07-11 Price Changed $69,900 EARA
• 2024-06-27 Listed $169,900 EARA
• 2024-05-01 Price Changed $69,900 EARA
• 2024-04-30 Listed $169,900 EARA

Property tax history

+63.2%/yr

Latest (2025): $666 · +63.2% YoY. Source: county tax records.