10 Columbia Rd. 425 · Magnolia, AR 71753

$70,000

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 87 Days on market

Built 1968 2.14 ac lot $55/sqft · 67% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living at its best! This beautiful starter home sits on 2.14 acres not far from town and serves so much potential

Key facts

• Rural residential
• 2.14 acres
• 2.14 acre lot

Tags

• 2.14 ACRES
• RURAL RESIDENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.1% in Magnolia — 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 65/100 on livability (#144 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D+, crime F, amenities F.
• Magnolia School District (town): math 29% / reading 28% proficiency, ranked #164 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 14 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Columbia County population projected at -11% 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (median comp): $41,872
• List price: $70,000
• Delta: 67.17%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $6,900
• Equity at exit: $10,437

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $29,494
• Equity at exit: $6,052

Cash invested: $19,600 (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 71753

• Home prices YoY: -31.1%
• Active inventory: 38
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $286

Break-even live

Break-even rent $580

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $70,000 Active 87 DOM
2. 2026-06-18
   days on market $70,000 Active 86 DOM
3. 2026-06-17
   days on market $70,000 Active 85 DOM
4. 2026-06-16
   days on market $70,000 Active 84 DOM
5. 2026-06-15
   days on market $70,000 Active 83 DOM
6. 2026-06-14
   days on market $70,000 Active 81 DOM
7. 2026-06-12
   days on market $70,000 Active 80 DOM
8. 2026-06-09
   days on market $70,000 Active 77 DOM
9. 2026-06-08
   days on market $70,000 Active 76 DOM
10. 2026-06-07
    days on market $70,000 Active 75 DOM
11. 2026-06-07
    days on market $70,000 Active 74 DOM
12. 2026-06-04
    days on market $70,000 Active 71 DOM
13. 2026-06-02
    days on market $70,000 Active 70 DOM
14. 2026-06-01
    days on market $70,000 Active 69 DOM
15. 2026-05-31
    days on market $70,000 Active 68 DOM
16. 2026-05-31
    days on market $70,000 Active 67 DOM
17. 2026-03-24
    listed $70,000 New Listing 121-char remark

    Show marketing remark (121 chars)

    Country living at its best! This beautiful starter home sits on 2.14 acres not far from town and serves so much potential

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,307
• − Mortgage interest: −$3,921
• − Property taxes: −$740
• − Insurance: −$350
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,036
• Taxable income: $2,450
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,849/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: Magnolia School District
• NCES district ID: 0500044
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $35,467
• Composite: 23.58/100
• National rank: #7850
• State rank: #164 of 238 in AR

Livability — Magnolia

• Score: 65/100
• State rank: #144
• US rank: #12675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,089

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 23,099 people
• By 2030: 22,536 · -2.4%
• By 2040: 21,489 · -7.0%
• By 2050: 20,536 · -11.1%
• By 2075: 20,459 · -11.4%
• By 2100: 19,797 · -14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 57% Black 36% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+36.5) · D 31.1% · R 67.6% · Other 1.4%
• 2008→2024 swing: -12.4pp toward R · 2008: -24.1pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.2 2016: R+26.2 2012: R+23.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 145.3145
• 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

1 event — show timeline

• 2026-03-24 Listed $70,000 CARMLS

Property tax history

+4.3%/yr

Latest (2025): $740 · +0.0% YoY. Source: county tax records.