219 Edith St · Corning, AR 72422

$25,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 178 Days on market

Built 1992 6,969 sqft lot $25/sqft · 67% below 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
• 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

Looking to flip, these houses could be what you want. Located close to everything Corning has to offer. They could add to your rental portfolio also. Don't let this deal pass you by 2 houses for the price of one.

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.6% 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 $630 of equity ($173 loan paydown + $457 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($22k) 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 $10k; list at $25k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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: 3.80% ✓
• Cap rate: 34.57%
• Cash-on-cash: 100.99%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (median comp): $75,954
• List price: $25,000
• Delta: -67.09%
• 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
1206 Jones St	0.05mi	3/1.5 (+1)	1,008 (0%)	11mo	$120,900	$120	82
1303 Irma St	0.14mi	3/1.0 (+1)	1,031 (+2%)	12mo	$39,000	$38	75
510 Edith St	0.18mi	3/2.0 (+1)	936 (-7%)	6mo	$102,500	$110	66
504 Hope St	0.17mi	2/1.0	860 (-15%)	3mo	$145,000	$169	65
411 SW 4th St	0.49mi	2/1.0	980 (-3%)	17mo	$106,000	$108	59
1411 Magnolia St	0.15mi	3/1.0 (+1)	1,100 (+9%)	18mo	$86,000	$78	58
409 SW 3rd St	0.55mi	3/1.0 (+1)	1,120 (+11%)	2mo	$93,000	$83	49
1411 Eaton St	0.67mi	3/1.0 (+1)	1,088 (+8%)	4mo	$91,500	$84	48
720 Arnold St	0.69mi	1/1.0 (-1)	1,040 (+3%)	14mo	$63,000	$61	46
901 W 6th St	0.69mi	3/1.0 (+1)	1,133 (+12%)	13mo	$115,000	$102	31
105 NW 1st St	0.65mi	3/1.0 (+1)	1,144 (+14%)	14mo	$85,000	$74	30
309 E Laurel	0.72mi	2/1.0	864 (-14%)	18mo	$15,000	$17	28

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: —
• Equity multiple: 6.57×
• Total profit: $39,024
• Equity at exit: $9,629

10-year hold

• IRR: —
• Equity multiple: 13.62×
• Total profit: $88,331
• Equity at exit: $13,690

Cash invested: $7,000 (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: 2.2×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $589

Break-even live

Break-even rent $203

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $25,000 Active 178 DOM
2. 2026-05-30
   days on market $25,000 Active 177 DOM
3. 2026-03-03
   status Back on Market 212-char remark

   Show marketing remark (212 chars)

   Looking to flip, these houses could be what you want. Located close to everything Corning has to offer. They could add to your rental portfolio also. Don't let this deal pass you by 2 houses for the price of one.

4. 2026-03-01
   historical 212-char remark

   Show marketing remark (212 chars)

   Looking to flip, these houses could be what you want. Located close to everything Corning has to offer. They could add to your rental portfolio also. Don't let this deal pass you by 2 houses for the price of one.

5. 2025-12-01
   listed $25,000 New Listing 212-char remark

   Show marketing remark (212 chars)

   Looking to flip, these houses could be what you want. Located close to everything Corning has to offer. They could add to your rental portfolio also. Don't let this deal pass you by 2 houses for the price of one.

6. 1991-05-22
   soldstatus $10,000

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $228 · $19/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 ≥110°F today · 21 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: $11,387
• − Mortgage interest: −$1,400
• − Property taxes: −$228
• − Insurance: −$125
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$727
• Taxable income: $7,084
• Est. tax owed @ 24.0%: −$1,700
• After-tax cash flow: $5,369/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

+150.0% since first listed

4 events — show timeline

• 2026-03-03 Relisted — CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2025-12-01 Listed $25,000 CARMLS
• 1991-05-22 Sold (Public Records) $10,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $228 · +7.8% YoY. Source: county tax records.