110 Edith St St · Corning, AR 72422

$79,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 160 Days on market

Built 1990 0.26 ac lot $64/sqft · 14% below area Est $92k · 14% 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 +29.6/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

Key facts

• Back porch
• Newer metal roof
• Hardwood floors

Tags

• HARDWOOD FLOORS
• NEWER METAL ROOF
• CORNER LOT
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 7.0% in Corning — 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 71/100 on livability (#38 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Corning School District (town): math 33% / reading 38% proficiency, ranked #123 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 4 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.8% local appreciation)).
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $16k; list at $80k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $92,383
• List price: $79,900
• Delta: -13.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 Plainview St	0.19mi	3/1.0	1,200 (-4%)	0mo	$142,000	$118	85
1405 Plainview St	0.19mi	3/1.0	1,200 (-4%)	6mo	$15,000	$13	80
1103 Garland St	0.28mi	4/1.0 (+1)	1,238 (-1%)	8mo	$105,000	$85	74
204 N Mckinley Ave N	0.33mi	2/1.0 (-1)	1,188 (-5%)	6mo	$15,000	$13	66
409 SW 3rd St	0.47mi	3/1.0	1,120 (-10%)	2mo	$93,000	$83	59
1300 Overdene St	0.58mi	2/1.0 (-1)	1,196 (-4%)	11mo	$92,500	$77	52
1411 Eaton St	0.59mi	3/1.0	1,088 (-13%)	4mo	$91,500	$84	48
902 Polk St	0.54mi	2/1.0 (-1)	1,368 (+10%)	9mo	$78,000	$57	46
901 W 6th St	0.59mi	3/1.0	1,133 (-9%)	13mo	$115,000	$102	46
202 E Main St	0.74mi	3/1.0	1,156 (-7%)	10mo	$107,900	$93	45
1400 Lockwood	0.73mi	3/1.0	1,345 (+8%)	12mo	$107,000	$80	43
2408 Harper St	0.72mi	4/1.0 (+1)	1,373 (+10%)	5mo	$112,500	$82	40

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

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.03×
• Total profit: $23,145
• Equity at exit: $30,774

10-year hold

• IRR: 21.7%
• Equity multiple: 3.82×
• Total profit: $63,041
• Equity at exit: $43,754

Cash invested: $22,372 (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 72422

• Home prices YoY: 1.0%
• Active inventory: 44
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $288

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $343	-5% $316	+0% $288	+5% $260	+10% $233
Rent	-10% $204	-5% $246	+0% $288	+5% $330	+10% $372
Rate	-1.0pp $328	-0.5pp $308	base $288	+0.5pp $267	+1.0pp $246

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $79,900 Active 160 DOM
2. 2026-06-18
   days on market $79,900 Active 159 DOM
3. 2026-06-17
   days on market $79,900 Active 158 DOM
4. 2026-06-16
   days on market $79,900 Active 157 DOM
5. 2026-06-15
   days on market $79,900 Active 156 DOM
6. 2026-06-14
   days on market $79,900 Active 154 DOM
7. 2026-06-12
   days on market $79,900 Active 153 DOM
8. 2026-06-09
   days on market $79,900 Active 150 DOM
9. 2026-06-08
   days on market $79,900 Active 149 DOM
10. 2026-06-07
    days on market $79,900 Active 148 DOM
11. 2026-06-03
    days on market $79,900 Active 144 DOM
12. 2026-06-02
    days on market $79,900 Active 143 DOM
13. 2026-06-01
    days on market $79,900 Active 142 DOM
14. 2026-05-31
    days on market $79,900 Active 141 DOM
15. 2026-05-30
    days on market $79,900 Active 140 DOM
16. 2026-02-17
    status Active 426-char remark

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

17. 2026-02-17
    status Back on Market 426-char remark

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

18. 2026-02-04
    historical Take Backups 426-char remark

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

19. 2026-01-17
    historical 426-char remark

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

20. 2026-01-10
    listed $79,900 Active 426-char remark

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

21. 2026-01-10
    listed $79,900 New Listing 426-char remark

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

22. 2026-01-10
    historical

    Show marketing remark (426 chars)

    This well cared for three bedroom one bath home is full of charm and comfort. Hardwood floors create a classic look while carpet adds a cozy touch throughout the home. A newer metal roof offers durability and long term value. Sitting on a desirable corner lot this property provides extra space and curb appeal. The back porch is perfect for relaxing evenings or casual gatherings making this home both inviting and practical.

23. 2025-06-16
    status Active
24. 2025-05-31
    historical
25. 2025-01-09
    listed $84,000 Active
26. 2025-01-09
    listed $84,000 New Listing
27. 1993-04-16
    soldstatus $16,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,763
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,324
• Taxable income: $2,323
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,899/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: Corning School District
• NCES district ID: 0500009
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,919
• Composite: 28.73/100
• National rank: #6679
• State rank: #123 of 238 in AR

Livability — Corning

• Score: 71/100
• State rank: #38
• US rank: #6594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corning, AR
• Population (ZIP): 4,302

Population outlook (Clay County) Hauer SSP2

• Today (2025): 13,564 people
• By 2030: 12,834 · -5.4%
• By 2040: 11,498 · -15.2%
• By 2050: 10,325 · -23.9%
• By 2075: 8,228 · -39.3%
• By 2100: 6,675 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+61.6) · D 18.3% · R 79.9% · Other 1.9%
• 2008→2024 swing: -47.3pp toward R · 2008: -14.3pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+60.3 2016: R+29.8 2012: R+29.1 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 191.7305
• 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

+399.4% since first listed

12 events — show timeline

• 2026-02-17 Relisted — NEABOR MLS
• 2026-02-17 Relisted — CARMLS
• 2026-02-04 Contingent — CARMLS
• 2026-01-17 Delisted — NEABOR MLS
• 2026-01-10 Listed $79,900 NEABOR MLS
• 2026-01-10 Listed $79,900 CARMLS
• 2026-01-10 Listing Removed — CARMLS
• 2025-06-16 Relisted — NEABOR MLS
• 2025-05-31 Delisted — NEABOR MLS
• 2025-01-09 Listed $84,000 NEABOR MLS
• 2025-01-09 Listed $84,000 CARMLS
• 1993-04-16 Sold (Public Records) $16,000 Public Records