48 Ellington St · Magazine, AR 72943

$113,000

5 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 94 Days on market

Built 1980 0.50 ac lot $76/sqft · 27% below area Est $155k · 27% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious 5-bedroom, 3-bathroom home offers 1,478 sq ft of living space and sits on a generous 0.50-acre lot perfect for those wanting room to spread out both inside and out. Step inside to find a beautifully updated, open-concept kitchen, ideal for entertaining or everyday family meals. The home also features a separate living area, great for guests or multigenerational living. Additional features include: 2-car garage 10x20 lean-to pole shed - perfect for horses or equipment Extra storage shed HVAC system just 2 years old While the home does need some cosmetic updates, it's a prime opportunity for investors or a family looking for a fixer-upper with strong potential. Homes like this rarely come available in Magazine, so don't miss your chance! ?? Call today to schedule your private showing or contact your favorite local Realtor!

Key facts

• Open-concept kitchen
• Separate living area
• Extra storage shed

Tags

• OPEN-CONCEPT KITCHEN
• SEPARATE LIVING AREA
• 10X20 LEAN-TO POLE SHED
• EXTRA STORAGE SHED
• HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $103k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#206 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Magazine School District (rural): math 30% / reading 31% proficiency, ranked #151 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($781 loan paydown + $2k appreciation (1.4% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $113k implies a 182% gain — meaningful room to come down on a strong offer.

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 $102,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are F-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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $154,888
• List price: $113,000
• Delta: -27.04%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 S Wood St	0.73mi	4/1.0 (-1)	1,300 (-12%)	11mo	$149,900	$115	27

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

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.66×
• Total profit: $20,970
• Equity at exit: $40,736

10-year hold

• IRR: 16.0%
• Equity multiple: 3.01×
• Total profit: $63,741
• Equity at exit: $55,846

Cash invested: $31,640 (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 72943

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$593
• Tax est. 1.5%: −$141 /mo · $1,695/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $264

Break-even live

Break-even rent $989

Max offer price $113,000

Occupancy floor 75%

Sensitivity live

Price	-10% $342	-5% $303	+0% $264	+5% $225	+10% $186
Rent	-10% $159	-5% $212	+0% $264	+5% $316	+10% $368
Rate	-1.0pp $321	-0.5pp $293	base $264	+0.5pp $235	+1.0pp $205

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $113,000 Active 94 DOM
2. 2026-06-18
   days on market $113,000 Active 93 DOM
3. 2026-06-17
   days on market $113,000 Active 92 DOM
4. 2026-06-16
   days on market $113,000 Active 91 DOM
5. 2026-06-15
   days on market $113,000 Active 90 DOM
6. 2026-06-14
   days on market $113,000 Active 88 DOM
7. 2026-06-12
   days on market $113,000 Active 87 DOM
8. 2026-06-09
   days on market $113,000 Active 84 DOM
9. 2026-06-08
   days on market $113,000 Active 83 DOM
10. 2026-06-07
    days on market $113,000 Active 82 DOM
11. 2026-06-07
    days on market $113,000 Active 81 DOM
12. 2026-06-04
    days on market $113,000 Active 78 DOM
13. 2026-06-02
    days on market $113,000 Active 77 DOM
14. 2026-06-01
    days on market $113,000 Active 76 DOM
15. 2026-05-31
    days on market $113,000 Active 75 DOM
16. 2026-05-31
    days on market $113,000 Active 74 DOM
17. 2026-04-04
    price $105,000
18. 2026-03-26
    price $110,000
19. 2026-03-11
    price $113,000
20. 2025-11-12
    price $114,000
21. 2025-10-31
    price $124,000

    Show marketing remark (846 chars)

    This spacious 5-bedroom, 3-bathroom home offers 1,478 sq ft of living space and sits on a generous 0.50-acre lot perfect for those wanting room to spread out both inside and out. Step inside to find a beautifully updated, open-concept kitchen, ideal for entertaining or everyday family meals. The home also features a separate living area, great for guests or multigenerational living. Additional features include: 2-car garage 10x20 lean-to pole shed - perfect for horses or equipment Extra storage shed HVAC system just 2 years old While the home does need some cosmetic updates, it's a prime opportunity for investors or a family looking for a fixer-upper with strong potential. Homes like this rarely come available in Magazine, so don't miss your chance! ?? Call today to schedule your private showing or contact your favorite local Realtor!

22. 2025-10-31
    listed $113,000 New Listing 846-char remark

    Show marketing remark (846 chars)

    This spacious 5-bedroom, 3-bathroom home offers 1,478 sq ft of living space and sits on a generous 0.50-acre lot perfect for those wanting room to spread out both inside and out. Step inside to find a beautifully updated, open-concept kitchen, ideal for entertaining or everyday family meals. The home also features a separate living area, great for guests or multigenerational living. Additional features include: 2-car garage 10x20 lean-to pole shed - perfect for horses or equipment Extra storage shed HVAC system just 2 years old While the home does need some cosmetic updates, it's a prime opportunity for investors or a family looking for a fixer-upper with strong potential. Homes like this rarely come available in Magazine, so don't miss your chance! ?? Call today to schedule your private showing or contact your favorite local Realtor!

23. 1996-11-21
    soldstatus $40,000

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥115°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,870
• − Mortgage interest: −$6,330
• − Property taxes: −$1,695
• − Insurance: −$565
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,287
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,818/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: Magazine School District
• NCES district ID: 0509150
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $39,300
• Composite: 25.6/100
• National rank: #7414
• State rank: #151 of 238 in AR

Livability — Magazine

• Score: 62/100
• State rank: #206
• US rank: #16260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magazine, AR
• Population (ZIP): 2,511

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Iranian 3% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 0%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 151.1399
• 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

+162.5% since first listed

7 events — show timeline

• 2026-04-04 Price Changed $105,000 NEABOR MLS
• 2026-03-26 Price Changed $110,000 NEABOR MLS
• 2026-03-11 Price Changed $113,000 NEABOR MLS
• 2025-11-12 Price Changed $114,000 NEABOR MLS
• 2025-10-31 Price Changed $124,000 NEABOR MLS
• 2025-10-31 Listed $113,000 CARMLS
• 1996-11-21 Sold (Public Records) $40,000 Public Records

Property tax history

-14.5%/yr

Latest (2024): $48 · +0.0% YoY. Source: county tax records.