1009 W Rollison · Blytheville, AR 72315

$59,900

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records

Built 1971 Est $89k · 33% 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 +9.0/10.0
• 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

This property is located on W. Rollison, behind the Kipp school. The kitchen has a icrowave, electric stove, garbage disposal, refrigerator, and a generous size pantry. There are three bedroom, one bathroom. The shower is in the bath tub. The floors are hardwood. The house needs a new owner and some TLC to make this a confortable home. Make an offer.

Key facts

• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $60k).
• Cap rate 11.5% vs local median 6.7% 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, 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 High School (math 5% / reading 14%, grade F, #280 of 292 statewide, top 96%, 460 students, 100% FRL) — zoned schools at 98% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $414 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $59,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.40% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $89,250
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 W Adams St W	0.23mi	3/2.0	1,211 (+2%)	19mo	$145,000	$120	67
904 Dixie St	0.15mi	3/1.0	1,267 (+6%)	22mo	$7,000	$6	64
908 Bell Rd	0.11mi	2/1.0 (-1)	1,073 (-10%)	17mo	$33,000	$31	59
705 Adams St	0.26mi	2/1.0 (-1)	1,030 (-13%)	8mo	$77,000	$75	54
119 W Moultrie Dr	0.64mi	3/2.0	1,264 (+6%)	6mo	$58,000	$46	51
1104 N Broadway St	0.51mi	3/1.0	1,137 (-4%)	22mo	$85,000	$75	51
413 Cedar Ln	0.55mi	3/2.0	1,364 (+15%)	6mo	$149,900	$110	41

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $6,836
• Equity at exit: $8,931

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $27,267
• Equity at exit: $5,179

Cash invested: $16,772 (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: 134
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $260

Break-even live

Break-even rent $508

Max offer price $59,900

Occupancy floor 64%

Sensitivity live

Price	-10% $294	-5% $277	+0% $260	+5% $243	+10% $226
Rent	-10% $194	-5% $227	+0% $260	+5% $293	+10% $326
Rate	-1.0pp $290	-0.5pp $275	base $260	+0.5pp $244	+1.0pp $228

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.62mi
389 N Hollywood Ave Unit E8 Blytheville, AR	3.0	1.0	833	$850	$1.02	22d	1	1.49mi
389 N Hollywood Ave Unit A10 Blytheville, AR	2.0	1.0	710	$775	$1.09	22d	1	1.49mi

Listing history 3 events

1. 2023-03-20
   historical
2. 2023-02-14
   listed $59,900
3. 2015-07-09
   soldstatus $43,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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: $10,038
• − Mortgage interest: −$3,355
• − Property taxes: −$746
• − Insurance: −$300
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$1,743
• Taxable income: $2,289
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,566/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

+39.3% since first listed

3 events — show timeline

• 2023-03-20 Listing Removed — CARMLS
• 2023-02-14 Listed $59,900 CARMLS
• 2015-07-09 Sold (Public Records) $43,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $746 · +0.0% YoY. Source: county tax records.