1004 Highland St · Blytheville, AR 72315

$65,000

3 bd · 2.5 ba · 1,456 sqft · SingleFamily public records · 37 Days on market

Built 1975 8,712 sqft lot Est $118k · 45% 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corporate owned, "To Be Sold As Is". 1456 Square footage includes enclosed carport. Metal roof over patio and 3-tab shingles over house. Near hospital, fenced yard and workshop building.

Key facts

• Big back yard
• Huge family room
• Storage buildings

Tags

• HUGE FAMILY ROOM
• WOOD DECK PATIO
• STORAGE BUILDINGS
• BIG BACK YARD
• CONCRETE DRIVEWAY
• CHAIN LINK FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $65k implies a 110% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $117,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Highland St	0.00mi	3/1.5	1,456 (0%)	0mo	$50,000	$34	96
1807 10th St	0.13mi	3/2.0	1,518 (+4%)	2mo	$146,000	$96	83
1101 W Pecan St	0.36mi	3/2.0	1,513 (+4%)	5mo	$170,000	$112	71
700 W Hardin St	0.43mi	3/1.0	1,486 (+2%)	8mo	$40,000	$27	64
413 Cedar Ln	0.44mi	3/2.0	1,364 (-6%)	6mo	$149,900	$110	62
1609 Meadow Ln	0.20mi	3/1.5	1,400 (-4%)	24mo	$111,800	$80	60
1112 W Adams	0.30mi	3/2.0	1,520 (+4%)	22mo	$150,000	$99	59
1121 N Broadway St	0.57mi	3/2.0	1,548 (+6%)	3mo	$55,000	$36	58
418 Cedar	0.42mi	3/1.5	1,407 (-3%)	15mo	$106,000	$75	58
1416 N 6th St	0.34mi	3/2.0	1,576 (+8%)	15mo	$172,500	$109	56
1105 Dixie St	0.63mi	3/2.0	1,564 (+7%)	13mo	$126,000	$81	45
904 Dixie St	0.60mi	3/1.0	1,267 (-13%)	22mo	$7,000	$6	26

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $6,695
• Equity at exit: $9,692

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $27,967
• Equity at exit: $5,620

Cash invested: $18,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $271

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $308	-5% $289	+0% $271	+5% $252	+10% $234
Rent	-10% $204	-5% $237	+0% $271	+5% $304	+10% $338
Rate	-1.0pp $303	-0.5pp $287	base $271	+0.5pp $254	+1.0pp $237

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 W Walnut St Unit A Blytheville, AR	2.0	1.0	1000	$850	$0.85	44d	1	1.10mi

Listing history 9 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   price $65,000
3. 2026-03-09
   listed $73,000 Active
4. 2024-10-30
   status Active
5. 2024-10-30
   price $79,900
6. 2024-07-02
   listed $85,000 Active
7. 2015-05-15
   soldstatus $31,000 196-char remark

   Show marketing remark (196 chars)

   Corporate owned, "To Be Sold As Is". 1456 Square footage includes enclosed carport. Metal roof over patio and 3-tab shingles over house. Near hospital, fenced yard and workshop building.

8. 2015-02-18
   listed $39,900 196-char remark

   Show marketing remark (196 chars)

   Corporate owned, "To Be Sold As Is". 1456 Square footage includes enclosed carport. Metal roof over patio and 3-tab shingles over house. Near hospital, fenced yard and workshop building.

9. 1980-07-01
   soldstatus $32,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$23/yr (+$2/mo · 5.7%)

ⓘ 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: $10,200
• − Mortgage interest: −$3,641
• − Property taxes: −$393
• − Insurance: −$325
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,891
• Taxable income: $2,318
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $2,693/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

+103.1% since first listed

9 events — show timeline

• 2026-04-15 Pending — EARA
• 2026-04-07 Price Changed $65,000 EARA
• 2026-03-09 Listed $73,000 EARA
• 2024-10-30 Relisted — EARA
• 2024-10-30 Price Changed $79,900 EARA
• 2024-07-02 Listed $85,000 EARA
• 2015-05-15 Sold (MLS) $31,000 NEABOR MLS
• 2015-02-18 Listed $39,900 NEABOR MLS
• 1980-07-01 Sold (Public Records) $32,000 Public Records

Property tax history

-20.3%/yr

Latest (2025): $393 · -20.3% YoY. Source: county tax records.