716 W Sypert St · Nashville, AR 71852

$124,900

4 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 151 Days on market

Built 1964 0.27 ac lot $84/sqft · 12% below area Est $142k · 12% 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 +23.4/30.0
• ARV discount +12.9/15.0
• DSCR +7.5/10.0
• Appreciation +7.1/10.0
• 1% rule +4.9/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this inviting 4-bedroom, 2 bath home conveniently located in the heart of Nashville. This well-maintained property offers a functional layout with ample space for family living, entertaining, or a home office setup. The exterior features classic curb appeal with mature trees providing shade and character, while the spacious yard offers room to relax or enjoy outdoor activities. Inside, you’ll find comfortable living areas, generously sized bedrooms, and two full bathrooms designed for everyday convenience. The home’s central location provides easy access to schools, shopping, dining, and local amenities, making it an excellent choice for families, first-time buyers, or investors. Motivated seller and with acceptable offer new roof could be installed. Don’t miss this opportunity to own a spacious home in a desirable, in-town location, schedule your showing today!

Key facts

• Spacious yard
• Classic curb appeal
• Central location

Tags

• FUNCTIONAL LAYOUT
• CLASSIC CURB APPEAL
• MATURE TREES
• SPACIOUS YARD
• COMFORTABLE LIVING AREAS
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $124k (0.6% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in Nashville — 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 65/100 on livability (#153 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Nashville School District (town): math 37% / reading 41% proficiency, ranked #81 of 238 in AR (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 1 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (4.2% local appreciation)).
• Howard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $125k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $141,779
• List price: $124,900
• Delta: -11.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 N 6th St	0.52mi	3/2.0 (-1)	1,608 (+8%)	8mo	$55,000	$34	51
517 W Clark St	0.29mi	3/2.0 (-1)	1,348 (-10%)	23mo	$60,000	$45	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.85×
• Total profit: $29,871
• Equity at exit: $64,772

10-year hold

• IRR: 15.1%
• Equity multiple: 3.50×
• Total profit: $87,509
• Equity at exit: $107,111

Cash invested: $34,972 (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 71852

• Home prices YoY: 1.7%
• Active inventory: 64
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$52
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $105

Break-even live

Break-even rent $1,108

Max offer price $124,900

Occupancy floor 87%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $124,900 Active 151 DOM
2. 2026-06-08
   days on market $124,900 Active 150 DOM
3. 2026-06-07
   days on market $124,900 Active 149 DOM
4. 2026-06-07
   days on market $124,900 Active 148 DOM
5. 2026-06-04
   days on market $124,900 Active 145 DOM
6. 2026-06-02
   days on market $124,900 Active 144 DOM
7. 2026-06-01
   days on market $124,900 Active 143 DOM
8. 2026-05-31
   days on market $124,900 Active 142 DOM
9. 2026-05-31
   days on market $124,900 Active 141 DOM
10. 2026-05-19
    price $124,900 903-char remark

    Show marketing remark (903 chars)

    Welcome to this inviting 4-bedroom, 2 bath home conveniently located in the heart of Nashville. This well-maintained property offers a functional layout with ample space for family living, entertaining, or a home office setup. The exterior features classic curb appeal with mature trees providing shade and character, while the spacious yard offers room to relax or enjoy outdoor activities. Inside, you’ll find comfortable living areas, generously sized bedrooms, and two full bathrooms designed for everyday convenience. The home’s central location provides easy access to schools, shopping, dining, and local amenities, making it an excellent choice for families, first-time buyers, or investors. Motivated seller and with acceptable offer new roof could be installed. Don’t miss this opportunity to own a spacious home in a desirable, in-town location, schedule your showing today!

11. 2026-04-07
    price $130,000 903-char remark

    Show marketing remark (903 chars)

    Welcome to this inviting 4-bedroom, 2 bath home conveniently located in the heart of Nashville. This well-maintained property offers a functional layout with ample space for family living, entertaining, or a home office setup. The exterior features classic curb appeal with mature trees providing shade and character, while the spacious yard offers room to relax or enjoy outdoor activities. Inside, you’ll find comfortable living areas, generously sized bedrooms, and two full bathrooms designed for everyday convenience. The home’s central location provides easy access to schools, shopping, dining, and local amenities, making it an excellent choice for families, first-time buyers, or investors. Motivated seller and with acceptable offer new roof could be installed. Don’t miss this opportunity to own a spacious home in a desirable, in-town location, schedule your showing today!

12. 2026-03-19
    status Back on Market 903-char remark

    Show marketing remark (903 chars)

    Welcome to this inviting 4-bedroom, 2 bath home conveniently located in the heart of Nashville. This well-maintained property offers a functional layout with ample space for family living, entertaining, or a home office setup. The exterior features classic curb appeal with mature trees providing shade and character, while the spacious yard offers room to relax or enjoy outdoor activities. Inside, you’ll find comfortable living areas, generously sized bedrooms, and two full bathrooms designed for everyday convenience. The home’s central location provides easy access to schools, shopping, dining, and local amenities, making it an excellent choice for families, first-time buyers, or investors. Motivated seller and with acceptable offer new roof could be installed. Don’t miss this opportunity to own a spacious home in a desirable, in-town location, schedule your showing today!

13. 2026-03-01
    historical Take Backups 903-char remark

    Show marketing remark (903 chars)

    Welcome to this inviting 4-bedroom, 2 bath home conveniently located in the heart of Nashville. This well-maintained property offers a functional layout with ample space for family living, entertaining, or a home office setup. The exterior features classic curb appeal with mature trees providing shade and character, while the spacious yard offers room to relax or enjoy outdoor activities. Inside, you’ll find comfortable living areas, generously sized bedrooms, and two full bathrooms designed for everyday convenience. The home’s central location provides easy access to schools, shopping, dining, and local amenities, making it an excellent choice for families, first-time buyers, or investors. Motivated seller and with acceptable offer new roof could be installed. Don’t miss this opportunity to own a spacious home in a desirable, in-town location, schedule your showing today!

14. 2026-01-10
    listed $140,000 New Listing 903-char remark

    Show marketing remark (903 chars)

    Welcome to this inviting 4-bedroom, 2 bath home conveniently located in the heart of Nashville. This well-maintained property offers a functional layout with ample space for family living, entertaining, or a home office setup. The exterior features classic curb appeal with mature trees providing shade and character, while the spacious yard offers room to relax or enjoy outdoor activities. Inside, you’ll find comfortable living areas, generously sized bedrooms, and two full bathrooms designed for everyday convenience. The home’s central location provides easy access to schools, shopping, dining, and local amenities, making it an excellent choice for families, first-time buyers, or investors. Motivated seller and with acceptable offer new roof could be installed. Don’t miss this opportunity to own a spacious home in a desirable, in-town location, schedule your showing today!

15. 2020-12-11
    historical
16. 2020-12-03
    listed $74,900
17. 2006-10-18
    soldstatus $54,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$281/yr (+$23/mo · 54.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,897
• − Mortgage interest: −$6,996
• − Property taxes: −$519
• − Insurance: −$2,127
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,633
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,446/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: Nashville School District
• NCES district ID: 0510380
• Math proficiency: 37% ▼ -14.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $37,746
• Composite: 32.48/100
• National rank: #5708
• State rank: #81 of 238 in AR

Livability — Nashville

• Score: 65/100
• State rank: #153
• US rank: #13205

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, AR
• Population (ZIP): 10,088

Population outlook (Howard County) Hauer SSP2

• Today (2025): 12,642 people
• By 2030: 12,218 · -3.4%
• By 2040: 11,470 · -9.3%
• By 2050: 10,874 · -14.0%
• By 2075: 10,517 · -16.8%
• By 2100: 10,929 · -13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 86% English-only · Spanish 11% German/W. Germanic 2% Chinese 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+46.7) · D 25.9% · R 72.6% · Other 1.5%
• 2008→2024 swing: -21.7pp toward R · 2008: -25.0pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+41.9 2016: R+39.0 2012: R+31.7 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 250.2966
• 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

+131.3% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $124,900 CARMLS
• 2026-04-07 Price Changed $130,000 CARMLS
• 2026-03-19 Relisted — CARMLS
• 2026-03-01 Contingent — CARMLS
• 2026-01-10 Listed $140,000 CARMLS
• 2020-12-11 Listing Removed — CARMLS
• 2020-12-03 Listed $74,900 CARMLS
• 2006-10-18 Sold (Public Records) $54,000 Public Records

Property tax history

+0.8%/yr

Latest (2023): $519 · +0.0% YoY. Source: county tax records.