1509 N Panther Ave · Yellville, AR 72687

$110,000

4 bd · 2.0 ba · 1,400 sqft · MultiFamily · 181 Days on market

Fair condition 7,840 sqft lot $79/sqft · 27% below area Est $150k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

Key facts

• 7,840 sq ft lot
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.2% in Yellville — 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 (#181 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, amenities F, commute F.
• Yellville-Summit School District (rural): math 41% / reading 37% proficiency, ranked #90 of 238 in AR (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 237 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -24% 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.18%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $150,390
• List price: $110,000
• Delta: -26.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $15,194
• Equity at exit: $16,401

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $55,814
• Equity at exit: $9,511

Cash invested: $30,800 (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 72687

• Home prices YoY: -31.7%
• Active inventory: 166
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $518

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,618
Total (2 units)			$1,618

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-15
   status Pending 143-char remark

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

2. 2026-04-20
   status Back on Market

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

3. 2026-04-20
   status Active 143-char remark

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

4. 2026-04-09
   historical 143-char remark

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

5. 2026-04-09
   historical

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

6. 2026-03-27
   status Active 143-char remark

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

7. 2026-03-27
   status Back on Market

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

8. 2026-03-05
   status Under Contract

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

9. 2026-03-05
   status Pending 143-char remark

   Show marketing remark (143 chars)

   Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

10. 2025-10-20
    listed $110,000 New Listing
11. 2025-10-13
    listed $110,000 Active 143-char remark

    Show marketing remark (143 chars)

    Duplex in Yellville! Each side offers 2 bedrooms, 1 bath, and 700 sq. ft. of living space. Conveniently located. Great investment opportunity!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,416
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,200
• Taxable income: $4,748
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $5,077/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, including painting, flooring replacement, and landscaping, to improve its condition and value.

Repairs flagged

• Moderate Kitchen cabinets — Worn-out and cluttered
• Moderate Bathroom cabinets — Worn-out and cluttered
• Major Landscaping — Overgrown lawn and debris

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn-out flooring — New flooring improves comfort and appearance
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal attract potential buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn-out and cluttered	Moderate	$3,000–15,000
Bathroom cabinets · Worn-out and cluttered	Moderate	$3,000–15,000
Landscaping · Overgrown lawn and debris	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn-out flooring — New flooring improves comfort and appearance ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal attract potential buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yellville-Summit School District
• NCES district ID: 0514490
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $32,234
• Composite: 31.99/100
• National rank: #5834
• State rank: #90 of 238 in AR

Livability — Yellville

• Score: 64/100
• State rank: #181
• US rank: #14569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yellville, AR
• Population (ZIP): 6,724

Population outlook (Marion County) Hauer SSP2

• Today (2025): 14,979 people
• By 2030: 14,153 · -5.5%
• By 2040: 12,546 · -16.2%
• By 2050: 11,386 · -24.0%
• By 2075: 9,663 · -35.5%
• By 2100: 8,248 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.3% · Other 1.5%
• 2008→2024 swing: -30.3pp toward R · 2008: -29.9pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.7 2016: R+55.1 2012: R+39.1 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.78%
• Current HPI: 161.0917
• 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

11 events — show timeline

• 2026-05-15 Pending — NWARMLS
• 2026-04-20 Relisted — CARMLS
• 2026-04-20 Relisted — NWARMLS
• 2026-04-09 Delisted — NWARMLS
• 2026-04-09 Listing Removed — CARMLS
• 2026-03-27 Relisted — NWARMLS
• 2026-03-27 Relisted — CARMLS
• 2026-03-05 Pending — CARMLS
• 2026-03-05 Pending — NWARMLS
• 2025-10-20 Listed $110,000 CARMLS
• 2025-10-13 Listed $110,000 NWARMLS