1816 Eubanks St · Newport, AR 72112

$37,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 86 Days on market

Built 1962 0.30 ac lot $39/sqft · 45% below area Est $67k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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 cozy property offers the perfect blend of comfort and functionality, conveniently located to schools and shopping in the heart of Newport. Whether you're a first-time homebuyer, looking to downsize, or searching for a great investment opportunity, this home checks all the boxes. The manageable size makes for easy maintenance while still providing everything you need. This Newport gem offers small-town charm with everyday convenience. Don't miss your chance to own an affordable and inviting home.

Key facts

• 0.3 acre lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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 ($256 loan paydown + $4k 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 ~$34k 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 ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $37k implies a 236% 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 $34,780 (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 1962 — 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: 2.30% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.16%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $66,960
• List price: $37,000
• Delta: -44.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1900 Hines St	0.07mi	2/1.0	920 (-3%)	6mo	$10,000	$11	87
1516 Hines St	0.22mi	2/1.0	984 (+4%)	1mo	$122,500	$124	83
1801 Hines St	0.09mi	2/1.0	865 (-9%)	2mo	$99,000	$114	79
212 Gray St	0.38mi	2/1.0	910 (-4%)	20mo	$67,900	$75	58
1105 Josephine St	0.71mi	2/1.0	1,026 (+8%)	8mo	$99,900	$97	47

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: 62.0%
• Equity multiple: 5.50×
• Total profit: $46,647
• Equity at exit: $33,333

10-year hold

• IRR: 55.6%
• Equity multiple: 12.25×
• Total profit: $116,566
• Equity at exit: $71,883

Cash invested: $10,360 (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: 3.6×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $416

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 46%

Sensitivity live

Price	-10% $441	-5% $429	+0% $416	+5% $403	+10% $390
Rent	-10% $349	-5% $382	+0% $416	+5% $449	+10% $483
Rate	-1.0pp $434	-0.5pp $425	base $416	+0.5pp $406	+1.0pp $396

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: $9,250
• Closing costs: $1,110
• 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	44d	1	0.92mi

Listing history 19 events

1. 2026-06-16
   status $37,000 Under Contract 86 DOM
2. 2026-06-15
   days on market $37,000 Active 86 DOM
3. 2026-06-14
   days on market $37,000 Active 84 DOM
4. 2026-06-12
   days on market $37,000 Active 83 DOM
5. 2026-06-09
   days on market $37,000 Active 80 DOM
6. 2026-06-08
   days on market $37,000 Active 79 DOM
7. 2026-06-07
   days on market $37,000 Active 78 DOM
8. 2026-06-07
   days on market $37,000 Active 77 DOM
9. 2026-06-04
   days on market $37,000 Active 74 DOM
10. 2026-06-02
    days on market $37,000 Active 73 DOM
11. 2026-06-01
    days on market $37,000 Active 72 DOM
12. 2026-05-31
    days on market $37,000 Active 71 DOM
13. 2026-05-31
    days on market $37,000 Active 70 DOM
14. 2026-04-21
    price $37,000 505-char remark

    Show marketing remark (505 chars)

    This cozy property offers the perfect blend of comfort and functionality, conveniently located to schools and shopping in the heart of Newport. Whether you're a first-time homebuyer, looking to downsize, or searching for a great investment opportunity, this home checks all the boxes. The manageable size makes for easy maintenance while still providing everything you need. This Newport gem offers small-town charm with everyday convenience. Don't miss your chance to own an affordable and inviting home.

15. 2026-04-21
    price $37,000 505-char remark

    Show marketing remark (505 chars)

    This cozy property offers the perfect blend of comfort and functionality, conveniently located to schools and shopping in the heart of Newport. Whether you're a first-time homebuyer, looking to downsize, or searching for a great investment opportunity, this home checks all the boxes. The manageable size makes for easy maintenance while still providing everything you need. This Newport gem offers small-town charm with everyday convenience. Don't miss your chance to own an affordable and inviting home.

16. 2026-03-20
    listed $40,000 New Listing 505-char remark

    Show marketing remark (505 chars)

    This cozy property offers the perfect blend of comfort and functionality, conveniently located to schools and shopping in the heart of Newport. Whether you're a first-time homebuyer, looking to downsize, or searching for a great investment opportunity, this home checks all the boxes. The manageable size makes for easy maintenance while still providing everything you need. This Newport gem offers small-town charm with everyday convenience. Don't miss your chance to own an affordable and inviting home.

17. 2026-03-20
    listed $40,000 Active 505-char remark

    Show marketing remark (505 chars)

    This cozy property offers the perfect blend of comfort and functionality, conveniently located to schools and shopping in the heart of Newport. Whether you're a first-time homebuyer, looking to downsize, or searching for a great investment opportunity, this home checks all the boxes. The manageable size makes for easy maintenance while still providing everything you need. This Newport gem offers small-town charm with everyday convenience. Don't miss your chance to own an affordable and inviting home.

18. 2018-09-26
    soldstatus $11,000
19. 2012-09-19
    soldstatus $32,000

ⓘ 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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,076
• Taxable income: $4,679
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $3,867/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

+15.6% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $37,000 CARMLS
• 2026-04-21 Price Changed $37,000 NEABOR MLS
• 2026-03-20 Listed $40,000 NEABOR MLS
• 2026-03-20 Listed $40,000 CARMLS
• 2018-09-26 Sold (Public Records) $11,000 Public Records
• 2012-09-19 Sold (Public Records) $32,000 Public Records

Property tax history

-25.7%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.