5605 W Kingshighway · Paragould, AR 72450

$399,900

None bd · 36.0 ba · 4,776 sqft · MultiFamily · 95 Days on market

Good condition 8,276 sqft lot $84/sqft · 473% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investment opportunity in Paragould! Fully occupied 6-plex offering strong income potential. The property includes one 1 bed/1 bath unit and five 2 bed/1 bath units, with 100% occupancy and all units updated. Each apartment features central HVAC, with all HVAC systems replaced within the last 10 years. A new roof was installed in 2022, and Units 2 and 5 were updated in 2023. Owner currently pays all utilities. Rent roll and expenses available upon request. No showings until proof of funds or financing approval is provided. Property is agent owned.

Key facts

• Central hvac
• Updated units
• Fully occupied

Tags

• STRONG INCOME POTENTIAL
• FULLY OCCUPIED
• CENTRAL HVAC
• NEW ROOF
• UPDATED UNITS

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 5×2bd/1ba units multifamily listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.5% in Paragould — 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 (#159 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Paragould School District (town): math 35% / reading 34% proficiency, ranked #124 of 238 in AR (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 188 active listings in the ZIP; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).
• At $5,167/mo this rent would consume 107% of the median local household income ($58k/yr) (locally 1297% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Greene County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y ago 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 $230k; list at $400k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $69,820
• List price: $399,900
• Delta: 472.76%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5810 W Kingshighway W	0.16mi	—/3.0	4,300 (-10%)	6mo	$67,500	$16	51

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $19,241
• Equity at exit: $59,626

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $125,188
• Equity at exit: $34,576

Cash invested: $111,972 (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 72450

• Home prices YoY: -8.9%
• Active inventory: 188
• Price-to-rent: 40.6×

Monthly cashflow live

• Estimated rent: $5,167 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,085
• Net cashflow: $1,318

Break-even live

Break-even rent $3,498

Max offer price $399,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,595	-5% $1,456	+0% $1,318	+5% $1,180	+10% $1,042
Rent	-10% $910	-5% $1,114	+0% $1,318	+5% $1,522	+10% $1,727
Rate	-1.0pp $1,520	-0.5pp $1,420	base $1,318	+0.5pp $1,215	+1.0pp $1,109

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$820
▸ 5× units	2	1	$4,345
Total (6 units)			$5,167

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $399,900 Active 95 DOM
2. 2026-06-19
   days on market $399,900 Active 93 DOM
3. 2026-06-18
   days on market $399,900 Active 92 DOM
4. 2026-06-17
   days on market $399,900 Active 91 DOM
5. 2026-06-16
   days on market $399,900 Active 90 DOM
6. 2026-06-15
   days on market $399,900 Active 89 DOM
7. 2026-06-14
   days on market $399,900 Active 87 DOM
8. 2026-06-12
   days on market $399,900 Active 86 DOM
9. 2026-06-09
   days on market $399,900 Active 83 DOM
10. 2026-06-08
    days on market $399,900 Active 82 DOM
11. 2026-06-07
    days on market $399,900 Active 81 DOM
12. 2026-06-05
    days on market $399,900 Active 78 DOM
13. 2026-06-03
    days on market $399,900 Active 77 DOM
14. 2026-06-02
    days on market $399,900 Active 76 DOM
15. 2026-06-01
    days on market $399,900 Active 75 DOM
16. 2026-05-31
    days on market $399,900 Active 74 DOM
17. 2026-05-30
    days on market $399,900 Active 73 DOM
18. 2026-03-18
    listed $399,900 Active 553-char remark

    Show marketing remark (553 chars)

    Investment opportunity in Paragould! Fully occupied 6-plex offering strong income potential. The property includes one 1 bed/1 bath unit and five 2 bed/1 bath units, with 100% occupancy and all units updated. Each apartment features central HVAC, with all HVAC systems replaced within the last 10 years. A new roof was installed in 2022, and Units 2 and 5 were updated in 2023. Owner currently pays all utilities. Rent roll and expenses available upon request. No showings until proof of funds or financing approval is provided. Property is agent owned.

19. 2024-03-06
    listed $379,900 Active
20. 2023-09-26
    historical $775
21. 2023-09-02
    status Active
22. 2023-08-30
    listed $775
23. 2023-08-24
    historical $775
24. 2023-08-23
    listed $775
25. 2023-08-23
    historical
26. 2023-04-17
    listed $389,900 Active
27. 2021-11-08
    listed $409,900
28. 2020-09-18
    soldstatus $230,000
29. 2020-09-18
    soldstatus $230,000
30. 2020-08-12
    listed $230,000
31. 2020-08-12
    listed $230,000
32. 2016-12-01
    soldstatus $157,900
33. 2016-12-01
    soldstatus $157,900
34. 2016-09-06
    listed $157,900
35. 2016-09-06
    listed $157,900
36. 2013-01-30
    soldstatus $157,000
37. 2012-09-19
    listed $169,900

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $62,004
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,960
• − Management: −$4,960
• − Depreciation: −$11,633
• Taxable income: $10,051
• Est. tax owed @ 24.0%: −$2,412
• After-tax cash flow: $13,407/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This fully occupied 6-plex is in good condition with recent updates and no visible repairs needed. Potential for further value increase through cosmetic updates and energy-efficient upgrades.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort
• Both Install smart thermostats in HVAC systems — Smart thermostats improve energy efficiency and comfort
• Both Replace outdated light fixtures with energy-efficient LED models — LED lights reduce energy costs and improve lighting quality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort ↑
• Both Install smart thermostats in HVAC systems — Smart thermostats improve energy efficiency and comfort ↑
• Both Replace outdated light fixtures with energy-efficient LED models — LED lights reduce energy costs and improve lighting quality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Paragould School District
• NCES district ID: 0500017
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 34% ▼ -12.00%
• Median HH income: $36,644
• Composite: 28.67/100
• National rank: #6696
• State rank: #124 of 238 in AR

Livability — Paragould

• Score: 65/100
• State rank: #159
• US rank: #13582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paragould, AR
• County: Greene County · 40,807 people
• City population: 40,807
• Metro: Paragould, AR
• Population (ZIP): 40,807
• Household income: $57,725
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1297.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 48,533 people
• By 2030: 50,640 · +4.3%
• By 2040: 54,795 · +12.9%
• By 2050: 58,486 · +20.5%
• By 2075: 66,056 · +36.1%
• By 2100: 67,684 · +39.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+61.2) · D 18.6% · R 79.8% · Other 1.7%
• 2008→2024 swing: -31.5pp toward R · 2008: -29.7pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+59.7 2016: R+53.0 2012: R+36.9 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.15%
• Current HPI: 236.1404
• Rent YoY: —
• Metro: Paragould, 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

+135.4% since first listed

20 events — show timeline

• 2026-03-18 Listed $399,900 NEABOR MLS
• 2024-03-06 Listed $379,900 NEABOR MLS
• 2023-09-26 Rental Removed $775 LEASESTAR
• 2023-09-02 Relisted — NEABOR MLS
• 2023-08-30 Listed for Rent $775 LEASESTAR
• 2023-08-24 Rental Removed $775 LEASESTAR
• 2023-08-23 Listed for Rent $775 LEASESTAR
• 2023-08-23 Delisted — NEABOR MLS
• 2023-04-17 Listed $389,900 NEABOR MLS
• 2021-11-08 Listed $409,900 NEABOR MLS
• 2020-09-18 Sold (MLS) $230,000 CARMLS
• 2020-09-18 Sold (MLS) $230,000 NEABOR MLS
• 2020-08-12 Listed $230,000 CARMLS
• 2020-08-12 Listed $230,000 NEABOR MLS
• 2016-12-01 Sold (MLS) $157,900 CARMLS
• 2016-12-01 Sold (MLS) $157,900 NEABOR MLS
• 2016-09-06 Listed $157,900 CARMLS
• 2016-09-06 Listed $157,900 NEABOR MLS
• 2013-01-30 Sold (MLS) $157,000 CARMLS
• 2012-09-19 Listed $169,900 CARMLS