1205 W Walnut St · Blytheville, AR 72315

$79,900

3 bd · 2.5 ba · 2,265 sqft · SingleFamily public records · 51 Days on market

Built 1945 8,712 sqft lot $35/sqft · 8% above area Est $74k · 8% over

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Why this score? — see what drove the C+ 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 +4.1/15.0
• 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 MLS

Perfect Investment Opportunity with Immediate Cash Flow! Ideally located in the heart of Blytheville, this expansive brick home offers over 2,200 sq. ft. of living space and is already a proven performer. This home was generating $1,000 per month in rental income, making this home a "turn-key" addition to any investment portfolio. The interior features a versatile and functional floor plan, including both a formal living room and a spacious den, providing plenty of room for family gatherings or entertaining. The home sits on a level lot with a large front concrete pad for ample parking. Additional conveniences include a laundry room and a classic brick exterior. Whether you are looking for a steady income producer or a large home with great bones to make your own, 1205 Walnut St is a must-see. Sold AS-IS.

Key facts

• Cash flow
• Brick home
• Formal living room

Tags

• INVESTMENT OPPORTUNITY
• CASH FLOW
• BRICK HOME
• FUNCTIONAL FLOOR PLAN
• FORMAL LIVING ROOM
• SPACIOUS DEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/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: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1945 — 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: 1.74% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.26%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (median comp): $74,246
• List price: $79,900
• Delta: 7.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028 W Walnut St	0.21mi	4/2.5 (+1)	2,212 (-2%)	10mo	$5,500	$2	73
1106 W Hearn	0.22mi	3/2.5	2,344 (+4%)	23mo	$180,000	$77	64
1031 W Main St	0.23mi	3/2.0	2,370 (+5%)	20mo	$140,000	$59	63
1620 Willow St	0.41mi	3/2.0	2,444 (+8%)	4mo	$215,000	$88	62
1025 W Walnut St	0.22mi	4/1.5 (+1)	2,328 (+3%)	18mo	$68,000	$29	61
611 N 11th St	0.38mi	3/2.5	2,307 (+2%)	23mo	$196,500	$85	60
1612 Willow St	0.39mi	3/1.5	2,160 (-5%)	13mo	$185,000	$86	59
1007 W Main St	0.28mi	3/2.0	1,987 (-12%)	8mo	$62,900	$32	58
1036 Ash St	0.22mi	3/1.0	1,934 (-15%)	7mo	$16,500	$9	53
1520 W Walnut St	0.19mi	4/2.0 (+1)	2,044 (-10%)	22mo	$75,000	$37	50
707 N 16th St	0.45mi	4/2.5 (+1)	2,361 (+4%)	23mo	$175,000	$74	47

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $25,341
• Equity at exit: $11,913

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $71,331
• Equity at exit: $6,908

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 72315

• Home prices YoY: -32.5%
• Active inventory: 135
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $601

Break-even live

Break-even rent $627

Max offer price $79,900

Occupancy floor 52%

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 8 events

1. 2026-06-04
   days on market $79,900 Active 51 DOM
2. 2026-06-02
   days on market $79,900 Active 50 DOM
3. 2026-06-01
   days on market $79,900 Active 49 DOM
4. 2026-05-31
   days on market $79,900 Active 48 DOM
5. 2026-05-31
   days on market $79,900 Active 47 DOM
6. 2026-04-13
   listed $79,900 New Listing 826-char remark

   Show marketing remark (826 chars)

   Perfect Investment Opportunity with Immediate Cash Flow! Ideally located in the heart of Blytheville, this expansive brick home offers over 2,200 sq. ft. of living space and is already a proven performer. This home was generating $1,000 per month in rental income, making this home a "turn-key" addition to any investment portfolio. The interior features a versatile and functional floor plan, including both a formal living room and a spacious den, providing plenty of room for family gatherings or entertaining. The home sits on a level lot with a large front concrete pad for ample parking. Additional conveniences include a laundry room and a classic brick exterior. Whether you are looking for a steady income producer or a large home with great bones to make your own, 1205 Walnut St is a must-see. Sold AS-IS.

7. 2026-01-14
   historical
8. 2026-01-03
   listed $79,900 New Listing

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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: $16,664
• − Mortgage interest: −$4,476
• − Property taxes: −$520
• − Insurance: −$400
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,324
• Taxable income: $6,278
• Est. tax owed @ 24.0%: −$1,507
• After-tax cash flow: $5,710/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

+0.0% since first listed

3 events — show timeline

• 2026-04-13 Listed $79,900 CARMLS
• 2026-01-14 Listing Removed — CARMLS
• 2026-01-03 Listed $79,900 CARMLS

Property tax history

+0.0%/yr

Latest (2025): $520 · +0.0% YoY. Source: county tax records.