1109 Leawood St · Blytheville, AR 72315

$150,000

3 bd · 1.5 ba · 1,415 sqft · SingleFamily public records · 4 Days on market

Built 1981 10,454 sqft lot Est $127k · 18% over

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Why this score? — see what drove the F 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 +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move in ready 3 bedroom, 2 bathroom home offering incredible value at just $150,000. Recent updates include a new roof, new HVAC system, new flooring throughout, and fresh paint, providing both peace of mind and a modern feel. Inside, you'll find a comfortable layout with spacious living areas, abundant natural light, and plenty of room for everyday living. Outside, the detached workshop offers endless possibilities for storage, hobbies, projects, or additional workspace. With major improvements already completed and a price point that is hard to find in today's market, this home is ready for its next owner to move in and enjoy.

Key facts

• New flooring
• Detached workshop
• New roof

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW FLOORING
• DETACHED WORKSHOP

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential property)
• Construction: Brick construction
• Exterior features: Chain link fencing; 0.24-acre lot

Interior

• Flooring: Brick
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling with ceiling fan(s)
• Interior features: Living room fireplace; Brick flooring; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $37 ($441/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.4% below list).
• Recommended offer: $136k (9.4% below list) — sets the bar for 1% rule.

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, crime F, commute 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.
• Zoned schools: Blytheville Primary School (431 students, 97% FRL); Blytheville Middle School (math 6% / reading 14%, grade F, #195 of 201 statewide, top 97%, 324 students, 100% FRL); Blytheville High School (math 5% / reading 14%, grade F, #280 of 292 statewide, top 96%, 460 students, 100% FRL) — zoned schools at 99% FRL track the district average.
• Market conditions: 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $135,865 (9.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $127,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Ward St	0.25mi	3/1.5	1,484 (+5%)	1mo	$95,000	$64	79
611 S Tennessee St	0.30mi	3/1.0	1,397 (-1%)	6mo	$132,000	$94	77
1021 Leawood St	0.04mi	3/2.0	1,542 (+9%)	6mo	$199,900	$130	76
1020 Normandy Ln	0.17mi	3/2.0	1,488 (+5%)	9mo	$57,500	$39	74
819 Melody Ln	0.41mi	3/1.5	1,328 (-6%)	3mo	$120,000	$90	68
1133 Leawood St	0.08mi	3/1.5	1,206 (-15%)	6mo	$114,000	$95	66
1115 S Parkside St	0.33mi	3/2.0	1,552 (+10%)	1mo	$175,000	$113	66
1121 E Mayfair Ln	0.38mi	3/2.0	1,575 (+11%)	0mo	$205,000	$130	61
600 N Hollywood St	0.33mi	3/1.5	1,232 (-13%)	11mo	$78,000	$63	54
1137 Evergreen Ln	0.45mi	3/2.0	1,566 (+11%)	7mo	$112,500	$72	53
301 E Missouri St E	0.66mi	3/1.0	1,308 (-8%)	8mo	$88,000	$67	48
807 Robindale Rd	0.53mi	3/1.0	1,595 (+13%)	12mo	$33,500	$21	42

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-21,947
• Equity at exit: $22,365

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-16,017
• Equity at exit: $12,969

Cash invested: $42,000 (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 72315

• Home prices YoY: -32.5%
• Active inventory: 135
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $37

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 92%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.42mi
1219 E Cherry St Blytheville, AR	4.0	1.0	1300	$1,295	$1.00	21d	1	1.05mi
809 W Walnut St Unit A Blytheville, AR	2.0	1.0	1000	$850	$0.85	44d	1	1.49mi

Listing history 5 events

1. 2026-06-19
   days on market $150,000 Active 4 DOM
2. 2026-06-18
   days on market $150,000 Active 3 DOM
3. 2026-06-17
   days on market $150,000 Active 2 DOM
4. 2026-06-16
   remarks 652-char remark
5. 2026-06-16
   listed $150,000 Active 1 DOM

ⓘ 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 · 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: $16,304
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,364
• Taxable loss: −$2,071
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $938/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

1 event — show timeline

• 2026-06-15 Listed $150,000 NEABOR MLS

Property tax history

-56.9%/yr

Latest (2025): $76 · -56.9% YoY. Source: county tax records.