1012 W Ash St · Blytheville, AR 72315

$54,900

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 161 Days on market

Built 1947 6,098 sqft lot $35/sqft · at area comps Est $57k · at est.

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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
• ARV discount +9.5/15.0
• 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 MLS

WELCOME TO THIS COZY HOME! This sweet home features 3 Bedrooms and one bath, Living Room, Dining Room. Kitchen. Enclosed porch on the front of the house. Central Heat with fireplace. There is also a breakfast area off the Kitchen. The back yard is fully fenced. This will make a great investment Priced at just $54,900

Key facts

• Central heat
• Fully fenced
• Enclosed porch

Tags

• ENCLOSED PORCH
• CENTRAL HEAT
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
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: 2.43% ✓
• Cap rate: 21.06%
• Cash-on-cash: 52.74%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (median comp): $57,450
• List price: $54,900
• Delta: -4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124 W Chickasawba St	0.26mi	2/1.0 (-1)	1,645 (+4%)	2mo	$28,000	$17	75
135 Marianne	0.47mi	3/2.0	1,610 (+2%)	2mo	$280,000	$174	70
1105 Dixie St	0.58mi	3/2.0	1,564 (-1%)	13mo	$126,000	$81	56
909 Holly St	0.32mi	2/2.0 (-1)	1,470 (-7%)	13mo	$131,000	$89	53
1519 Chickasawba St	0.47mi	3/1.0	1,802 (+14%)	11mo	$30,000	$17	46
1134 Holly St	0.38mi	2/2.0 (-1)	1,400 (-12%)	10mo	$60,000	$43	46
725 Parkway	0.57mi	2/1.5 (-1)	1,456 (-8%)	18mo	$25,000	$17	38

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: 50.8%
• Equity multiple: 3.22×
• Total profit: $34,155
• Equity at exit: $8,186

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $85,233
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $676

Break-even live

Break-even rent $480

Max offer price $54,900

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1529 Basin St Blytheville, AR	4.0	1.5	1444	$1,450	$1.00	21d	1	0.94mi
1598 S Division St Blytheville, AR	3.0	1.0	1107	$900	$0.81	17d	1	1.34mi
812 Melody Ln Blytheville, AR	3.0	2.0	1585	$1,500	$0.95	43d	1	1.43mi

Listing history 20 events

1. 2026-06-19
   days on market $54,900 Active 161 DOM
2. 2026-06-18
   days on market $54,900 Active 160 DOM
3. 2026-06-17
   days on market $54,900 Active 159 DOM
4. 2026-06-16
   days on market $54,900 Active 158 DOM
5. 2026-06-15
   days on market $54,900 Active 157 DOM
6. 2026-06-14
   days on market $54,900 Active 155 DOM
7. 2026-06-12
   days on market $54,900 Active 154 DOM
8. 2026-06-09
   days on market $54,900 Active 151 DOM
9. 2026-06-08
   days on market $54,900 Active 150 DOM
10. 2026-06-07
    days on market $54,900 Active 149 DOM
11. 2026-06-07
    days on market $54,900 Active 148 DOM
12. 2026-06-04
    days on market $54,900 Active 145 DOM
13. 2026-06-02
    days on market $54,900 Active 144 DOM
14. 2026-06-01
    days on market $54,900 Active 143 DOM
15. 2026-05-31
    days on market $54,900 Active 142 DOM
16. 2026-05-31
    days on market $54,900 Active 141 DOM
17. 2026-01-09
    listed $54,900 Active 321-char remark

    Show marketing remark (321 chars)

    WELCOME TO THIS COZY HOME! This sweet home features 3 Bedrooms and one bath, Living Room, Dining Room. Kitchen. Enclosed porch on the front of the house. Central Heat with fireplace. There is also a breakfast area off the Kitchen. The back yard is fully fenced. This will make a great investment Priced at just $54,900

18. 2023-10-28
    listed $47,000 Active
19. 2023-04-22
    listed $47,000 Active
20. 2022-08-23
    listed $55,000

ⓘ 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 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 · 21 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: $16,026
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,597
• Taxable income: $7,691
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $6,262/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

-0.2% since first listed

4 events — show timeline

• 2026-01-09 Listed $54,900 EARA
• 2023-10-28 Listed $47,000 NEABOR MLS
• 2023-04-22 Listed $47,000 NEABOR MLS
• 2022-08-23 Listed $55,000 NEABOR MLS

Property tax history

+0.0%/yr

Latest (2025): $39 · +0.0% YoY. Source: county tax records.