121 E Pecan St · Blytheville, AR 72315

$69,900

4 bd · 2.0 ba · 2,088 sqft · SingleFamily public records · 79 Days on market

Built 1977 0.26 ac lot $33/sqft · 61% below area ↓ 6% since listing

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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 +7.5/15.0
• 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

Looking for a property to make your own!! 2088 sq. ft. 4 Bedrooms, 2 Bathrooms, Laminate Flooring in Bedrooms. Also some tile flooring , , Big Bonus Room, Big Kitchen Area, with a lot of Cabinets space, Large Living Room, Lots of storage areas . This Home needs someone to finish it and make a nice big home for Living. This Property sits on a corner Lot with a nice Backyard, Double paved Driveway. This Property will make a Great Investment Property. Easy to View: ( Sellers are open to Owner Financing!!!) Call Pat Rodgers to view Property! Cell @ 870-623-3993 Office: @ 870-763-2121

Key facts

• Large living room
• Big bonus room
• Big kitchen area

Tags

• BIG BONUS ROOM
• BIG KITCHEN AREA
• LOTS OF CABINETS SPACE
• LARGE LIVING ROOM
• LOTS OF STORAGE AREAS
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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; 1 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1977 — 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: 2.15% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.41%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (median comp): $178,625
• List price: $69,900
• Delta: -60.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 N Broadway St	0.34mi	3/2.0 (-1)	2,255 (+8%)	13mo	$114,000	$51	55
801 Parkside St	0.62mi	4/2.0	1,989 (-5%)	15mo	$189,900	$95	51
901 Indiana St	0.71mi	3/2.0 (-1)	2,078 (-0%)	16mo	$158,000	$76	48
400 W Hardin	0.37mi	3/2.0 (-1)	2,262 (+8%)	21mo	$62,000	$27	47
711 Indiana St	0.64mi	3/2.0 (-1)	2,316 (+11%)	0mo	$215,000	$93	46
1116 N 5th St	0.39mi	4/2.5	2,386 (+14%)	16mo	$215,000	$90	42
806 Biltmore St	0.67mi	4/2.0	1,864 (-11%)	10mo	$157,000	$84	42
910 N Ruddle Rd	0.59mi	3/2.0 (-1)	1,802 (-14%)	4mo	$45,000	$25	41
701 Logan Ln	0.47mi	4/2.0	2,370 (+14%)	19mo	$160,000	$68	40
708 Illinois St	0.63mi	3/2.0 (-1)	1,842 (-12%)	9mo	$175,000	$95	39
612 Illinois St	0.56mi	3/2.0 (-1)	1,870 (-10%)	17mo	$137,500	$74	37
803 Lauderdale Rd	0.74mi	3/2.0 (-1)	1,803 (-14%)	9mo	$71,500	$40	30

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: 42.5%
• Equity multiple: 2.83×
• Total profit: $35,848
• Equity at exit: $10,422

10-year hold

• IRR: 48.6%
• Equity multiple: 5.70×
• Total profit: $91,958
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $741

Break-even live

Break-even rent $562

Max offer price $69,900

Occupancy floor 46%

Sensitivity live

Price	-10% $780	-5% $760	+0% $741	+5% $721	+10% $701
Rent	-10% $622	-5% $681	+0% $741	+5% $800	+10% $859
Rate	-1.0pp $776	-0.5pp $758	base $741	+0.5pp $723	+1.0pp $704

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.78mi

Listing history 22 events

1. 2026-06-19
   days on market $69,900 Active 79 DOM
2. 2026-06-18
   days on market $69,900 Active 78 DOM
3. 2026-06-17
   days on market $69,900 Active 77 DOM
4. 2026-06-16
   days on market $69,900 Active 76 DOM
5. 2026-06-15
   days on market $69,900 Active 75 DOM
6. 2026-06-14
   days on market $69,900 Active 73 DOM
7. 2026-06-13
   price $69,900 Active 72 DOM
8. 2026-06-12
   days on market $79,900 Active 72 DOM
9. 2026-06-09
   days on market $79,900 Active 69 DOM
10. 2026-06-08
    days on market $79,900 Active 68 DOM
11. 2026-06-07
    days on market $79,900 Active 67 DOM
12. 2026-06-07
    days on market $79,900 Active 66 DOM
13. 2026-06-04
    days on market $79,900 Active 63 DOM
14. 2026-06-02
    days on market $79,900 Active 62 DOM
15. 2026-06-01
    days on market $79,900 Active 61 DOM
16. 2026-05-31
    days on market $79,900 Active 60 DOM
17. 2026-05-31
    days on market $79,900 Active 59 DOM
18. 2026-04-27
    price $89,000 824-char remark

    Show marketing remark (824 chars)

    Looking for a property to make your own!! 2088 sq. ft. 4 Bedrooms, 2 Bathrooms, Laminate Flooring in Bedrooms. Also some tile flooring , , Big Bonus Room, Big Kitchen Area, with a lot of Cabinets space, Large Living Room, Lots of storage areas . This Home needs someone to finish it and make a nice big home for Living. This Property sits on a corner Lot with a nice Backyard, Double paved Driveway. This Property will make a Great Investment Property. Easy to View: ( Sellers are open to Owner Financing!!!) Call Pat Rodgers to view Property! Cell @ 870-623-3993 Office: @ 870-763-2121

19. 2026-04-01
    listed $95,000 Active 824-char remark

    Show marketing remark (824 chars)

    Looking for a property to make your own!! 2088 sq. ft. 4 Bedrooms, 2 Bathrooms, Laminate Flooring in Bedrooms. Also some tile flooring , , Big Bonus Room, Big Kitchen Area, with a lot of Cabinets space, Large Living Room, Lots of storage areas . This Home needs someone to finish it and make a nice big home for Living. This Property sits on a corner Lot with a nice Backyard, Double paved Driveway. This Property will make a Great Investment Property. Easy to View: ( Sellers are open to Owner Financing!!!) Call Pat Rodgers to view Property! Cell @ 870-623-3993 Office: @ 870-763-2121

20. 2023-11-07
    historical $850
21. 2023-10-18
    listed $850
22. 2022-12-19
    historical

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $583 · $49/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: $18,000
• − Mortgage interest: −$3,915
• − Property taxes: −$583
• − Insurance: −$350
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,033
• Taxable income: $8,238
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $6,911/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

-6.3% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $89,000 EARA
• 2026-04-01 Listed $95,000 EARA
• 2023-11-07 Rental Removed $850 BUILDIUM
• 2023-10-18 Listed for Rent $850 BUILDIUM
• 2022-12-19 Rental Removed — BUILDIUM

Property tax history

+0.0%/yr

Latest (2025): $583 · +0.0% YoY. Source: county tax records.