1009 Garfield · Newport, AR 72112

$49,000

3 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 151 Days on market

Built 1976 6,969 sqft lot $37/sqft · 18% above area Est $41k · 18% over

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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
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Bring your vision and remodeling skills to this 3 bed, 1 bath home located in Newport, Ar. This property offers great potential with plenty of space to reimagine. Perfect for investors or 1st time homebuyers as well-- Don't miss this opportunity in a charming small town setting. .

Key facts

• 6,969 sq ft lot
• Parking
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.1% in Newport — 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 (#167 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: crime D, schools F, amenities F.
• Newport School District (town): math 23% / reading 26% proficiency, ranked #194 of 238 in AR (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Jackson County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($339 loan paydown + $5k appreciation (10.0% local appreciation)).
• Jackson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k 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 ($43k) 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.
• Current owner paid $16k; list at $49k implies a 202% gain — meaningful room to come down on a strong offer.

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 $43,120 (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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.11%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $41,365
• List price: $49,000
• Delta: 18.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Arrington St	0.23mi	3/1.0	1,292 (-2%)	11mo	$20,000	$15	75
617 Hazel St	0.38mi	2/1.0 (-1)	1,293 (-2%)	6mo	$25,000	$19	66
421 Main St	0.23mi	3/1.0	1,402 (+6%)	18mo	$26,000	$19	62
604 Walnut St	0.33mi	2/1.0 (-1)	1,254 (-5%)	11mo	$55,000	$44	59
1112 Walnut St	0.51mi	3/2.0	1,499 (+13%)	17mo	$28,500	$19	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 4.49×
• Total profit: $47,900
• Equity at exit: $44,143

10-year hold

• IRR: 40.3%
• Equity multiple: 10.07×
• Total profit: $124,412
• Equity at exit: $95,196

Cash invested: $13,720 (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 72112

• Home prices YoY: 15.6%
• Active inventory: 40
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $333

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 56%

Sensitivity live

Price	-10% $367	-5% $350	+0% $333	+5% $316	+10% $299
Rent	-10% $266	-5% $299	+0% $333	+5% $366	+10% $400
Rate	-1.0pp $358	-0.5pp $345	base $333	+0.5pp $320	+1.0pp $307

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 McLain St Apt B Newport, AR	2.0	1.0	1000	$850	$0.85	44d	1	0.98mi

Listing history 20 events

1. 2026-06-21
   days on market $49,000 Active 151 DOM
2. 2026-06-19
   days on market $49,000 Active 149 DOM
3. 2026-06-18
   days on market $49,000 Active 148 DOM
4. 2026-06-17
   days on market $49,000 Active 147 DOM
5. 2026-06-16
   days on market $49,000 Active 146 DOM
6. 2026-06-15
   days on market $49,000 Active 145 DOM
7. 2026-06-14
   days on market $49,000 Active 143 DOM
8. 2026-06-12
   days on market $49,000 Active 142 DOM
9. 2026-06-09
   days on market $49,000 Active 139 DOM
10. 2026-06-08
    days on market $49,000 Active 138 DOM
11. 2026-06-07
    days on market $49,000 Active 137 DOM
12. 2026-06-07
    days on market $49,000 Active 136 DOM
13. 2026-06-04
    days on market $49,000 Active 133 DOM
14. 2026-06-02
    days on market $49,000 Active 132 DOM
15. 2026-06-01
    days on market $49,000 Active 131 DOM
16. 2026-05-31
    days on market $49,000 Active 130 DOM
17. 2026-05-31
    days on market $49,000 Active 129 DOM
18. 2026-01-20
    listed $49,000 New Listing 281-char remark

    Show marketing remark (282 chars)

    Bring your vision and remodeling skills to this 3 bed, 1 bath home located in Newport, Ar. This property offers great potential with plenty of space to reimagine. Perfect for investors or 1st time homebuyers as well-- Don't miss this opportunity in a charming small town setting. .

19. 2026-01-20
    listed $49,000 Active 282-char remark

    Show marketing remark (282 chars)

    Bring your vision and remodeling skills to this 3 bed, 1 bath home located in Newport, Ar. This property offers great potential with plenty of space to reimagine. Perfect for investors or 1st time homebuyers as well-- Don't miss this opportunity in a charming small town setting. .

20. 1994-07-01
    soldstatus $16,242

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $10,200
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,425
• Taxable income: $3,418
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $3,174/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: Newport School District
• NCES district ID: 0500023
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $29,425
• Composite: 19.67/100
• National rank: #8734
• State rank: #194 of 238 in AR

Livability — Newport

• Score: 64/100
• State rank: #167
• US rank: #14064

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: Newport, AR
• Population (ZIP): 11,092

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 16,368 people
• By 2030: 15,875 · -3.0%
• By 2040: 14,998 · -8.4%
• By 2050: 14,363 · -12.2%
• By 2075: 13,207 · -19.3%
• By 2100: 11,276 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+48.7) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -32.4pp toward R · 2008: -16.3pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+43.8 2016: R+33.0 2012: R+18.2 2008: R+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.46%
• Current HPI: 203.03
• 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

+201.7% since first listed

3 events — show timeline

• 2026-01-20 Listed $49,000 NEABOR MLS
• 2026-01-20 Listed $49,000 CARMLS
• 1994-07-01 Sold (Public Records) $16,242 Public Records

Property tax history

-23.4%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.