817 Howard St · Blytheville, AR 72315

$59,900

3 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 39 Days on market

Built 1951 0.48 ac lot $42/sqft · 249% above area

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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

Great Investment property located on a corner lot on 817 Howard ST, Blytheville! This is a 2-story home sitting on 3 lots with a large carport, but there is more car parking outside the carport. The inside has a large den, living room, one-bedroom downstairs with a full bath and three bedrooms upstairs with a full bath. The kitchen is open to a large dining room There is also a large laundry room as you enter the home off the carport.

Key facts

• Large dining room
• Large den
• Large carport

Tags

• CORNER LOT
• LARGE CARPORT
• LARGE DEN
• OPEN KITCHEN
• LARGE DINING ROOM
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Property listed as residential — single family residence

Exterior

• Parking: 1 total parking space; 1 covered space; Attached carport; Driveway (paved); Has garage (1 garage space); Has carport (1 carport space); Open parking available
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Composition roof; Built on crawl space
• Exterior features: Covered porch; Corner lot

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Electric water heater; Carpet flooring; Crawl space (no finished basement)

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 $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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, 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1951 — 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: 2.02% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.26%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

• ARV (median comp): $17,152
• List price: $59,900
• Delta: 249.23%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Brawley St	0.24mi	3/1.0	1,218 (-14%)	2mo	$12,500	$10	63

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: 38.9%
• Equity multiple: 2.66×
• Total profit: $27,899
• Equity at exit: $8,931

10-year hold

• IRR: 45.4%
• Equity multiple: 5.33×
• Total profit: $72,688
• 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: 4.1×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $591

Break-even live

Break-even rent $465

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $625	-5% $608	+0% $591	+5% $574	+10% $557
Rent	-10% $495	-5% $543	+0% $591	+5% $638	+10% $686
Rate	-1.0pp $621	-0.5pp $606	base $591	+0.5pp $575	+1.0pp $559

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
1529 Basin St Blytheville, AR	4.0	1.5	1444	$1,450	$1.00	22d	1	0.51mi
1598 S Division St Blytheville, AR	3.0	1.0	1107	$900	$0.81	18d	1	1.07mi
809 W Walnut St Unit A Blytheville, AR	2.0	1.0	1000	$850	$0.85	44d	1	1.12mi

Listing history 18 events

1. 2026-06-21
   days on market $59,900 Active 39 DOM
2. 2026-06-19
   days on market $59,900 Active 37 DOM
3. 2026-06-18
   days on market $59,900 Active 36 DOM
4. 2026-06-17
   days on market $59,900 Active 35 DOM
5. 2026-06-16
   days on market $59,900 Active 34 DOM
6. 2026-06-15
   days on market $59,900 Active 33 DOM
7. 2026-06-14
   days on market $59,900 Active 31 DOM
8. 2026-06-12
   days on market $59,900 Active 30 DOM
9. 2026-06-09
   days on market $59,900 Active 27 DOM
10. 2026-06-08
    days on market $59,900 Active 26 DOM
11. 2026-06-07
    days on market $59,900 Active 25 DOM
12. 2026-06-07
    days on market $59,900 Active 24 DOM
13. 2026-06-04
    days on market $59,900 Active 21 DOM
14. 2026-06-02
    days on market $59,900 Active 20 DOM
15. 2026-06-01
    days on market $59,900 Active 19 DOM
16. 2026-05-31
    days on market $59,900 Active 18 DOM
17. 2026-05-31
    days on market $59,900 Active 17 DOM
18. 2026-05-13
    listed $59,900 Active 438-char remark

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $383 · $32/mo
• Expected delta: +$49/yr (+$4/mo · 14.5%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,546
• − Mortgage interest: −$3,355
• − Property taxes: −$335
• − Insurance: −$300
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,743
• Taxable income: $6,486
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $5,531/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

• 2026-05-13 Listed $59,900 EARA

Property tax history

+7.3%/yr

Latest (2025): $335 · +7.3% YoY. Source: county tax records.