815 N Estes Ave · Yellville, AR 72687

$27,500

1 bd · 1.0 ba · 480 sqft · SingleFamily · 99 Days on market

Built 1957 0.78 ac lot $57/sqft · 45% below area Est $50k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this new opportunity to own 4 lots of land in the sleepy hamlet of Yellville, AR. With proximity to download and loads of shopping this property won't last long. This would be a great chance for someone to get into owning rental property or if you are just starting out and have the cash, take a chance on this jewel. 1 bd 1 ba perfect for one person or two people in serious love with each other since the square footage is about 480 square feet.

Key facts

• 0.78 acre lot
• Built 1957
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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 $190 of loan paydown is wiped out by about $825 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $28k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 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 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: 2.80% ✓
• Cap rate: 25.49%
• Cash-on-cash: 68.57%
• DSCR: 4.05
• GRM: 3.0

CMA / ARV

• ARV (median comp): $50,000
• List price: $27,500
• Delta: -45.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 N College St	0.38mi	1/1.0	478 (-0%)	2mo	$52,000	$109	80
399 College St	0.42mi	1/1.0	428 (-11%)	2mo	$50,000	$117	61

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: 68.0%
• Equity multiple: 4.06×
• Total profit: $23,564
• Equity at exit: $4,100

10-year hold

• IRR: 72.1%
• Equity multiple: 8.35×
• Total profit: $56,593
• Equity at exit: $2,378

Cash invested: $7,700 (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: 3.0×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $440

Break-even live

Break-even rent $213

Max offer price $27,500

Occupancy floor 38%

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $27,500 Active 99 DOM
2. 2026-06-18
   days on market $27,500 Active 98 DOM
3. 2026-06-17
   days on market $27,500 Active 97 DOM
4. 2026-06-16
   days on market $27,500 Active 96 DOM
5. 2026-06-15
   days on market $27,500 Active 95 DOM
6. 2026-06-14
   days on market $27,500 Active 93 DOM
7. 2026-06-12
   days on market $27,500 Active 92 DOM
8. 2026-06-09
   days on market $27,500 Active 89 DOM
9. 2026-06-08
   days on market $27,500 Active 88 DOM
10. 2026-06-07
    days on market $27,500 Active 87 DOM
11. 2026-06-07
    days on market $27,500 Active 86 DOM
12. 2026-06-04
    days on market $27,500 Active 83 DOM
13. 2026-06-02
    days on market $27,500 Active 82 DOM
14. 2026-06-01
    price $27,500 Active 81 DOM
15. 2026-06-01
    days on market $40,000 Active 81 DOM
16. 2026-05-31
    days on market $40,000 Active 80 DOM
17. 2026-05-31
    days on market $40,000 Active 79 DOM
18. 2026-04-07
    price $40,000 462-char remark

    Show marketing remark (462 chars)

    Take a look at this new opportunity to own 4 lots of land in the sleepy hamlet of Yellville, AR. With proximity to download and loads of shopping this property won't last long. This would be a great chance for someone to get into owning rental property or if you are just starting out and have the cash, take a chance on this jewel. 1 bd 1 ba perfect for one person or two people in serious love with each other since the square footage is about 480 square feet.

19. 2026-03-24
    price $30,000 462-char remark

    Show marketing remark (462 chars)

    Take a look at this new opportunity to own 4 lots of land in the sleepy hamlet of Yellville, AR. With proximity to download and loads of shopping this property won't last long. This would be a great chance for someone to get into owning rental property or if you are just starting out and have the cash, take a chance on this jewel. 1 bd 1 ba perfect for one person or two people in serious love with each other since the square footage is about 480 square feet.

20. 2026-03-12
    listed $40,000 Active 462-char remark

    Show marketing remark (462 chars)

    Take a look at this new opportunity to own 4 lots of land in the sleepy hamlet of Yellville, AR. With proximity to download and loads of shopping this property won't last long. This would be a great chance for someone to get into owning rental property or if you are just starting out and have the cash, take a chance on this jewel. 1 bd 1 ba perfect for one person or two people in serious love with each other since the square footage is about 480 square feet.

21. 2005-04-21
    soldstatus $9,000

ⓘ 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: $148 · $12/mo
• Projected year-2 tax: $176 · $15/mo
• Expected delta: +$28/yr (+$2/mo · 19.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 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: $9,235
• − Mortgage interest: −$1,540
• − Property taxes: −$148
• − Insurance: −$138
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$800
• Taxable income: $5,131
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,048/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: 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

+344.4% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $40,000 NWARMLS
• 2026-03-24 Price Changed $30,000 NWARMLS
• 2026-03-12 Listed $40,000 NWARMLS
• 2005-04-21 Sold (Public Records) $9,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $148 · +0.0% YoY. Source: county tax records.