None · Paragould, AR 72450

$800,000

30 bd · None ba · 13,159 sqft · MultiFamily · 6 Days on market

Built 2000 Fair condition 2.64 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Attn Investors! This package of single family homes includes 11 houses plus an additional lot with 24x40 storage building. All homes are vinyl siding with single car carport. Taxes & acreage listed are total for all 12 properties. Sq ft is total for 11 houses. 7 houses are 3BR/2 bath, 1 house is 3BR/1bath, and 3 houses are 2 BR/1 bath. Agents see associated docs for breakdown and agent remarks. All leases are month to month. All property to be sold as is. 24 Hr notice required.

Key facts

• Single car carport
• Storage building
• Additional lot

Tags

• ADDITIONAL LOT
• STORAGE BUILDING
• VINYL SIDING
• SINGLE CAR CARPORT

Property features AI

Finance

• Other: 12 total units; Approximate building size 13,159; Approximate lot size 2.64 acres; Source: Tax records
• Financial info: Financing options: cash or in-house financing; Monthly lease type

Exterior

• Parking: Carport for 1 car
• Utilities: Municipal electric; Public water; Public sewer; Cable TV available
• Home design: Residential zoning; Inside city limits
• Construction: Slab foundation; Composition and metal roof
• Exterior features: Metal/vinyl siding; Paved road access; Level lot; Flood insurance required

Interior

• Kitchen: Free-standing stove
• Bedrooms: Three 2-bedroom units; Eight 3-bedroom units
• Flooring: Laminate; Luxury vinyl; Partial carpet
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer and dryer connections (dryer electric); Electric hot water heater; Sheetrock ceilings and walls
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 30-bed/?-bath multifamily listed at $800k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-4k ($-52k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (77.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (80.4% below list).
• Recommended offer: $156k (80.4% below list) — sets the bar for 1% rule.
• Cap rate -0.1% vs local median 4.5% in Paragould — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 187 active listings in the ZIP; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $156,459 (80.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.20% ✗
• Cap rate: -0.15%
• Cash-on-cash: -23.00%
• DSCR: -0.02
• GRM: 42.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -66.3%
• Equity multiple: -0.80×
• Total profit: $-403,008
• Equity at exit: $119,283

10-year hold

• IRR: —
• Equity multiple: -2.14×
• Total profit: $-702,880
• Equity at exit: $69,169

Cash invested: $224,000 (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: 187
• Price-to-rent: 42.6×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $12,000/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-4,293

Break-even live

Break-even rent $6,998

Max offer price $178,855

Occupancy floor —

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Under Contract
2. 2026-04-24
   listed $800,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,775
• − Mortgage interest: −$44,812
• − Property taxes: −$12,000
• − Insurance: −$4,000
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$23,273
• Taxable loss: −$68,314
• Est. tax savings @ 24.0%: +$16,395
• After-tax cash flow: $-35,116/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

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance, particularly in the landscaping and exterior paint. Improvements in these areas can significantly enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear slightly overgrown
• Minor Exterior paint — Some areas of the siding appear to have minor peeling

Value-add opportunities

• Both Landscaping — Improved landscaping can enhance curb appeal and attract potential buyers
• Both Exterior paint — Fresh paint can improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn appear slightly overgrown	Minor	$500–3,000
Exterior paint · Some areas of the siding appear to have minor peeling	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping — Improved landscaping can enhance curb appeal and attract potential buyers ↑
• Both Exterior paint — Fresh paint can improve the home's appearance and increase its value ↑

ⓘ 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

2 events — show timeline

• 2026-05-01 Pending — CARMLS
• 2026-04-24 Listed $800,000 CARMLS