60 S Lunen St · Melbourne, AR 72556

$65,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 137 Days on market

3,920 sqft lot $75/sqft · 33% below area Est $98k · 33% under

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Why this score? — see what drove the A- 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 +8.0/10.0
• Appreciation +6.1/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this affordable 2 bed, 1 bath home conveniently located in town and priced to sell. This property offers a solid layout with comfortable living space and great potential. Ideal as a starter home or investment opportunity, whether you’re looking to build equity or add to your rental portfolio. Close to local amenities, schools, and shopping, making it a practical choice for homeowners and investors alike. Don’t miss this great value in a convenient location.

Key facts

• Solid layout
• Detached
• 3,920 sq ft lot

Tags

• SOLID LAYOUT
• COMFORTABLE LIVING SPACE
• CLOSE TO LOCAL AMENITIES
• DETACHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.1% 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.
• Market conditions: 66 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 $2k of equity ($449 loan paydown + $1k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $97,697
• List price: $65,000
• Delta: -33.47%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Jay St	0.44mi	2/1.0	936 (+8%)	4mo	$90,000	$96	62
54 Spring St	0.12mi	2/1.0	960 (+11%)	18mo	$85,000	$89	61
94 Circle Dr	0.61mi	2/2.0	984 (+14%)	8mo	$109,000	$111	38

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: 23.0%
• Equity multiple: 2.25×
• Total profit: $22,812
• Equity at exit: $26,435

10-year hold

• IRR: 24.6%
• Equity multiple: 4.29×
• Total profit: $59,853
• Equity at exit: $38,690

Cash invested: $18,200 (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: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $277

Break-even live

Break-even rent $496

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 137 DOM
2. 2026-06-18
   days on market $65,000 Active 136 DOM
3. 2026-06-17
   days on market $65,000 Active 135 DOM
4. 2026-06-16
   days on market $65,000 Active 134 DOM
5. 2026-06-15
   days on market $65,000 Active 133 DOM
6. 2026-06-14
   days on market $65,000 Active 131 DOM
7. 2026-06-12
   days on market $65,000 Active 130 DOM
8. 2026-06-09
   days on market $65,000 Active 127 DOM
9. 2026-06-08
   days on market $65,000 Active 126 DOM
10. 2026-06-07
    days on market $65,000 Active 125 DOM
11. 2026-06-07
    days on market $65,000 Active 124 DOM
12. 2026-06-03
    days on market $65,000 Active 121 DOM
13. 2026-06-02
    days on market $65,000 Active 120 DOM
14. 2026-06-01
    days on market $65,000 Active 119 DOM
15. 2026-05-31
    days on market $65,000 Active 118 DOM
16. 2026-05-30
    days on market $65,000 Active 117 DOM
17. 2026-04-17
    status Price Change 483-char remark

    Show marketing remark (483 chars)

    Check out this affordable 2 bed, 1 bath home conveniently located in town and priced to sell. This property offers a solid layout with comfortable living space and great potential. Ideal as a starter home or investment opportunity, whether you’re looking to build equity or add to your rental portfolio. Close to local amenities, schools, and shopping, making it a practical choice for homeowners and investors alike. Don’t miss this great value in a convenient location.

18. 2026-03-25
    historical Take Backups 483-char remark

    Show marketing remark (483 chars)

    Check out this affordable 2 bed, 1 bath home conveniently located in town and priced to sell. This property offers a solid layout with comfortable living space and great potential. Ideal as a starter home or investment opportunity, whether you’re looking to build equity or add to your rental portfolio. Close to local amenities, schools, and shopping, making it a practical choice for homeowners and investors alike. Don’t miss this great value in a convenient location.

19. 2026-03-12
    price $65,000 483-char remark

    Show marketing remark (483 chars)

    Check out this affordable 2 bed, 1 bath home conveniently located in town and priced to sell. This property offers a solid layout with comfortable living space and great potential. Ideal as a starter home or investment opportunity, whether you’re looking to build equity or add to your rental portfolio. Close to local amenities, schools, and shopping, making it a practical choice for homeowners and investors alike. Don’t miss this great value in a convenient location.

20. 2026-02-02
    listed $75,000 New Listing 483-char remark

    Show marketing remark (483 chars)

    Check out this affordable 2 bed, 1 bath home conveniently located in town and priced to sell. This property offers a solid layout with comfortable living space and great potential. Ideal as a starter home or investment opportunity, whether you’re looking to build equity or add to your rental portfolio. Close to local amenities, schools, and shopping, making it a practical choice for homeowners and investors alike. Don’t miss this great value in a convenient location.

21. 2023-07-06
    soldstatus $49,900
22. 2016-04-18
    soldstatus $13,000

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$128/yr (+$11/mo · 44.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 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: $10,158
• − Mortgage interest: −$3,641
• − Property taxes: −$288
• − Insurance: −$325
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$1,891
• Taxable income: $2,388
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $2,748/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

+400.0% since first listed

6 events — show timeline

• 2026-04-17 Relisted — CARMLS
• 2026-03-25 Contingent — CARMLS
• 2026-03-12 Price Changed $65,000 CARMLS
• 2026-02-02 Listed $75,000 CARMLS
• 2023-07-06 Sold (Public Records) $49,900 Public Records
• 2016-04-18 Sold (Public Records) $13,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $288 · +0.0% YoY. Source: county tax records.