350 Newport Rd · Southside, AR 72501

$159,500

4 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 77 Days on market

Built 1947 $106/sqft · 13% below area Est $183k · 13% under

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +13.3/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just remodeled and very charming 4 bedroom 2 bath home in Southside on 1/2 acre. Many updates makes this a great deal. 2 Bedrooms on main level and 2 upstairs. * Agent owned * Equal housing opportunity.

Key facts

• Built 1947
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.2% below list).
• Recommended offer: $134k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Southside — 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 62/100 on livability (#216 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, amenities F, commute F.
• Southside School District (rural): math 43% / reading 35% proficiency, ranked #77 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($150k) 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 $78k; list at $160k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,638 (16.2% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $183,088
• List price: $159,500
• Delta: -12.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Linda Dr	0.35mi	3/2.0 (-1)	1,582 (+6%)	3mo	$193,000	$122	63
119 Upper Twin Frk	0.51mi	3/2.0 (-1)	1,378 (-8%)	3mo	$215,000	$156	51
59 Magnolia St	0.63mi	3/2.0 (-1)	1,526 (+2%)	11mo	$203,500	$133	50
59 Linda Dr	0.37mi	3/2.0 (-1)	1,394 (-7%)	21mo	$190,000	$136	44
50 Southstone Dr	0.52mi	3/2.0 (-1)	1,367 (-9%)	13mo	$193,000	$141	41
80 Linda Dr	0.39mi	3/2.0 (-1)	1,321 (-12%)	14mo	$165,000	$125	41

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-19,774
• Equity at exit: $23,782

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-9,588
• Equity at exit: $13,791

Cash invested: $44,660 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 176
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $96

Break-even live

Break-even rent $1,214

Max offer price $159,500

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $142	+0% $96	+5% $51	+10% $6
Rent	-10% $-9	-5% $44	+0% $96	+5% $149	+10% $202
Rate	-1.0pp $177	-0.5pp $137	base $96	+0.5pp $55	+1.0pp $13

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   status $159,500 Pending 77 DOM
2. 2026-06-08
   days on market $159,500 Active 77 DOM
3. 2026-06-07
   days on market $159,500 Active 76 DOM
4. 2026-06-07
   days on market $159,500 Active 75 DOM
5. 2026-06-03
   days on market $159,500 Active 72 DOM
6. 2026-06-02
   days on market $159,500 Active 71 DOM
7. 2026-06-01
   days on market $159,500 Active 70 DOM
8. 2026-05-31
   days on market $159,500 Active 69 DOM
9. 2026-05-30
   days on market $159,500 Active 68 DOM
10. 2026-04-25
    price $159,500 203-char remark

    Show marketing remark (203 chars)

    Just remodeled and very charming 4 bedroom 2 bath home in Southside on 1/2 acre. Many updates makes this a great deal. 2 Bedrooms on main level and 2 upstairs. * Agent owned * Equal housing opportunity.

11. 2026-04-01
    price $162,500 203-char remark

    Show marketing remark (203 chars)

    Just remodeled and very charming 4 bedroom 2 bath home in Southside on 1/2 acre. Many updates makes this a great deal. 2 Bedrooms on main level and 2 upstairs. * Agent owned * Equal housing opportunity.

12. 2026-03-23
    listed $165,000 Active 203-char remark

    Show marketing remark (203 chars)

    Just remodeled and very charming 4 bedroom 2 bath home in Southside on 1/2 acre. Many updates makes this a great deal. 2 Bedrooms on main level and 2 upstairs. * Agent owned * Equal housing opportunity.

13. 2025-05-27
    soldstatus $78,000 Sold 356-char remark

    Show marketing remark (356 chars)

    Cozy country home in the Southside of Batesville. 2-story has 2 spacious bedrooms upstairs. Living Rm, Utility Rm, Kitchen, Bathroom, small study and Bedroom on first level. Nice size lot. Make this charming house your home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

14. 2025-05-06
    status Under Contract 356-char remark

    Show marketing remark (356 chars)

    Cozy country home in the Southside of Batesville. 2-story has 2 spacious bedrooms upstairs. Living Rm, Utility Rm, Kitchen, Bathroom, small study and Bedroom on first level. Nice size lot. Make this charming house your home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

15. 2025-04-21
    price $79,900 356-char remark

    Show marketing remark (356 chars)

    Cozy country home in the Southside of Batesville. 2-story has 2 spacious bedrooms upstairs. Living Rm, Utility Rm, Kitchen, Bathroom, small study and Bedroom on first level. Nice size lot. Make this charming house your home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

16. 2025-03-25
    price $89,900 356-char remark

    Show marketing remark (356 chars)

    Cozy country home in the Southside of Batesville. 2-story has 2 spacious bedrooms upstairs. Living Rm, Utility Rm, Kitchen, Bathroom, small study and Bedroom on first level. Nice size lot. Make this charming house your home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

17. 2025-02-12
    listed $99,900 New Listing 356-char remark

    Show marketing remark (356 chars)

    Cozy country home in the Southside of Batesville. 2-story has 2 spacious bedrooms upstairs. Living Rm, Utility Rm, Kitchen, Bathroom, small study and Bedroom on first level. Nice size lot. Make this charming house your home. All Initial Offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. Please see Agent Remarks for further instructions.

18. 2017-02-10
    soldstatus $60,000
19. 2009-07-16
    soldstatus $28,000
20. 2006-01-26
    soldstatus $55,000
21. 1983-12-01
    soldstatus $40,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$343/yr (+$29/mo · 50.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,037
• − Mortgage interest: −$8,934
• − Property taxes: −$677
• − Insurance: −$798
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,640
• Taxable loss: −$1,579
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,536/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: Southside School District
• NCES district ID: 0512540
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $37,901
• Composite: 32.55/100
• National rank: #5688
• State rank: #77 of 238 in AR

Livability — Southside

• Score: 62/100
• State rank: #216
• US rank: #16702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AR
• County: Independence County · 26,218 people
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, AR
• 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

+298.8% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $159,500 Batesville
• 2026-04-01 Price Changed $162,500 Batesville
• 2026-03-23 Listed $165,000 Batesville
• 2025-05-27 Sold (MLS) $78,000 CARMLS
• 2025-05-06 Pending — CARMLS
• 2025-04-21 Price Changed $79,900 CARMLS
• 2025-03-25 Price Changed $89,900 CARMLS
• 2025-02-12 Listed $99,900 CARMLS
• 2017-02-10 Sold (Public Records) $60,000 Public Records
• 2009-07-16 Sold (Public Records) $28,000 Public Records
• 2006-01-26 Sold (Public Records) $55,000 Public Records
• 1983-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $677 · +456.6% YoY. Source: county tax records.