424 School St · Melbourne, AR 72556

$129,900

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 34 Days on market

0.45 ac lot Est $128k · at est.

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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 +10.3/30.0
• ARV discount +6.9/15.0
• Appreciation +6.1/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and full of character this unique 3 bed, 2 bath home sits quietly on the edge of town. Enjoy peaceful views of the neighboring pasture and large pond from the screened-in back porch, complete with side decks on each side for extra outdoor entertaining and enjoyment. The home features a Jack-and-Jill bathroom upstairs and a walk out basement opens to a private patio area to enhance the home's uniqueness. Recent updates include a new HVAC system installed May 2026 along with other upgrades. The metal roof is only a couple years old as well, adding comfort and peace of mind for the new owners. This home checks the boxes for charm, privacy, and beautiful views all while being close to

Key facts

• Metal roof
• Private patio area
• Walk out basement

Tags

• SCREENED-IN BACK PORCH
• JACK-AND-JILL BATHROOM
• WALK OUT BASEMENT
• PRIVATE PATIO AREA
• METAL ROOF
• LARGE POND

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Garage
• Utilities: Public water; Municipal electric (includes Entergy); Natural gas
• Home design: Frame exterior
• Construction: Metal roof; Other foundation (see remarks)
• Exterior features: Golf course nearby; Paved road access; Sloped lot; Inside city limits

Interior

• Kitchen: Built-in stove; Dishwasher; Refrigerator stays
• Flooring: Carpet; Tile; Luxury vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling; Gas space heater
• Interior features: Washer stays; Dryer stays; Walk-in shower
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (19.4% below list).
• Recommended offer: $105k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Melbourne — 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 66/100 on livability (#127 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime B+; Watch: amenities F, commute F, employment F.
• Melbourne School District (rural): math 48% / reading 51% proficiency, ranked #22 of 238 in AR (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Melbourne Elementary School (math 56% / reading 53%, grade C, #60 of 454 statewide, top 15%, 481 students, 44% FRL); Melbourne High School (math 41% / reading 49%, grade D-, #27 of 292 statewide, top 10%, 390 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 67 active listings in the ZIP; 6 units permitted in Izard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($898 loan paydown + $3k appreciation (2.2% local appreciation)).
• Izard County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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 $49k; list at $130k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $104,647 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $128,128
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 School St	0.04mi	3/2.0	1,225 (+7%)	2mo	$185,000	$151	85
26 Sheffield Rd	0.16mi	3/1.0	1,240 (+8%)	5mo	$139,061	$112	71
76 Spring St	0.57mi	3/2.0	1,122 (-2%)	11mo	$85,000	$76	61
224 Knob Creek Rd	0.15mi	2/1.0 (-1)	1,032 (-10%)	17mo	$143,000	$139	54
72 N Oak St. St	0.53mi	3/1.0	1,092 (-4%)	14mo	$37,500	$34	52

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

Projected returns pro-forma

2.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $5,898
• Equity at exit: $52,830

10-year hold

• IRR: 6.7%
• Equity multiple: 1.94×
• Total profit: $34,111
• Equity at exit: $77,320

Cash invested: $36,372 (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 72556

• Home prices YoY: 1.3%
• Active inventory: 67
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-71

Break-even live

Break-even rent $1,136

Max offer price $119,626

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-26	+0% $-71	+5% $-116	+10% $-161
Rent	-10% $-154	-5% $-112	+0% $-71	+5% $-30	+10% $12
Rate	-1.0pp $-6	-0.5pp $-38	base $-71	+0.5pp $-105	+1.0pp $-139

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $129,900 Active 34 DOM
2. 2026-06-21
   days on market $129,900 Active 33 DOM
3. 2026-06-19
   days on market $129,900 Active 31 DOM
4. 2026-06-18
   days on market $129,900 Active 30 DOM
5. 2026-06-17
   days on market $129,900 Active 29 DOM
6. 2026-06-16
   days on market $129,900 Active 28 DOM
7. 2026-06-15
   days on market $129,900 Active 27 DOM
8. 2026-06-14
   days on market $129,900 Active 25 DOM
9. 2026-06-12
   days on market $129,900 Active 24 DOM
10. 2026-06-09
    days on market $129,900 Active 21 DOM
11. 2026-06-08
    days on market $129,900 Active 20 DOM
12. 2026-06-07
    days on market $129,900 Active 19 DOM
13. 2026-06-07
    days on market $129,900 Active 18 DOM
14. 2026-06-03
    days on market $129,900 Active 15 DOM
15. 2026-06-02
    days on market $129,900 Active 14 DOM
16. 2026-06-01
    days on market $129,900 Active 13 DOM
17. 2026-05-31
    days on market $129,900 Active 12 DOM
18. 2026-05-30
    days on market $129,900 Active 11 DOM
19. 2026-05-18
    listed $129,900 New Listing
20. 2026-04-01
    historical
21. 2026-02-07
    status Back on Market
22. 2026-01-22
    status Under Contract
23. 2025-10-26
    status Back on Market
24. 2025-10-14
    status Under Contract
25. 2025-08-15
    listed $124,900 New Listing
26. 2011-06-17
    soldstatus $49,000
27. 1987-01-16
    soldstatus $34,500

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,558
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,779
• Taxable loss: −$3,105
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $-107/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: Melbourne School District
• NCES district ID: 0509720
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $37,534
• Composite: 41.18/100
• National rank: #3548
• State rank: #22 of 238 in AR

Livability — Melbourne

• Score: 66/100
• State rank: #127
• US rank: #11858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Melbourne, AR
• Population (ZIP): 3,846

Population outlook (Izard County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,761 · -2.0%
• By 2040: 12,331 · -5.3%
• By 2050: 12,041 · -7.5%
• By 2075: 11,516 · -11.5%
• By 2100: 10,549 · -19.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Izard

• 2024 margin: Solid R (+65.9) · D 16.0% · R 81.9% · Other 2.1%
• 2008→2024 swing: -39.1pp toward R · 2008: -26.9pp · 2024: -65.9pp
• All cycles: 2024: R+65.9 2020: R+62.1 2016: R+54.3 2012: R+37.8 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.23%
• Current HPI: 173.362
• 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

+276.5% since first listed

9 events — show timeline

• 2026-05-18 Listed $129,900 CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-02-07 Relisted — CARMLS
• 2026-01-22 Pending — CARMLS
• 2025-10-26 Relisted — CARMLS
• 2025-10-14 Pending — CARMLS
• 2025-08-15 Listed $124,900 CARMLS
• 2011-06-17 Sold (Public Records) $49,000 Public Records
• 1987-01-16 Sold (Public Records) $34,500 Public Records

Property tax history

-10.9%/yr

Latest (2025): $83 · -54.7% YoY. Source: county tax records.