1102 Olive St · Scranton, AR 72863

$30,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily public records · 70 Days on market

Built 1974 0.48 ac lot $17/sqft · 82% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special!! This home needs some love, the potential is HUGE. Bring your vision, bring your tools, and make this house a home again!

Key facts

• 0.48 acre lot
• 2 parking spots
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#229 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Scranton School District (rural): math 35% / reading 38% proficiency, ranked #105 of 238 in AR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scranton Elementary School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 239 students, 56% FRL); Scranton High School (math 32% / reading 47%, grade F, #48 of 292 statewide, top 19%, 198 students, 43% FRL).
• Market conditions: 11 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 $1k of equity ($207 loan paydown + $900 appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $30k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1974 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.97% ✓
• Cap rate: 34.88%
• Cash-on-cash: 102.09%
• DSCR: 5.54
• GRM: 2.1

CMA / ARV

• ARV (median comp): $170,857
• List price: $30,000
• Delta: -82.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.85×
• Total profit: $49,159
• Equity at exit: $13,489

10-year hold

• IRR: —
• Equity multiple: 14.25×
• Total profit: $111,259
• Equity at exit: $20,789

Cash invested: $8,400 (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 72863

• Active inventory: 11
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $715

Break-even live

Break-even rent $286

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $732	-5% $723	+0% $715	+5% $706	+10% $698
Rent	-10% $621	-5% $668	+0% $715	+5% $762	+10% $809
Rate	-1.0pp $730	-0.5pp $722	base $715	+0.5pp $707	+1.0pp $699

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   statusdays on market $30,000 Pending 70 DOM
2. 2026-06-02
   days on market $30,000 Active 69 DOM
3. 2026-06-01
   days on market $30,000 Active 68 DOM
4. 2026-05-31
   days on market $30,000 Active 67 DOM
5. 2026-05-31
   days on market $30,000 Active 66 DOM
6. 2026-04-24
   status Active 139-char remark

   Show marketing remark (139 chars)

   Investor Special!! This home needs some love, the potential is HUGE. Bring your vision, bring your tools, and make this house a home again!

7. 2026-04-03
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Investor Special!! This home needs some love, the potential is HUGE. Bring your vision, bring your tools, and make this house a home again!

8. 2026-02-25
   listed $45,000 Active 139-char remark

   Show marketing remark (139 chars)

   Investor Special!! This home needs some love, the potential is HUGE. Bring your vision, bring your tools, and make this house a home again!

9. 2019-09-06
   soldstatus $18,000
10. 2002-02-07
    soldstatus $14,000

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $674 · $56/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,288
• − Mortgage interest: −$1,680
• − Property taxes: −$674
• − Insurance: −$150
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$873
• Taxable income: $8,625
• Est. tax owed @ 24.0%: −$2,070
• After-tax cash flow: $6,506/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: Scranton School District
• NCES district ID: 0512180
• Math proficiency: 35% ▼ -18.00%
• Reading proficiency: 38% ▼ -17.00%
• Median HH income: $41,076
• Composite: 30.73/100
• National rank: #6163
• State rank: #105 of 238 in AR

Livability — Scranton

• Score: 61/100
• State rank: #229
• US rank: #17326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scranton, AR
• Population (ZIP): 1,678

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4% Asian 3% Black 3%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3%
• Languages at home: 95% English-only · Other Asian/Pacific 3% Spanish 1%

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: —
• Current HPI: —
• 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

+221.4% since first listed

5 events — show timeline

• 2026-04-24 Relisted — NWARMLS
• 2026-04-03 Pending — NWARMLS
• 2026-02-25 Listed $45,000 NWARMLS
• 2019-09-06 Sold (Public Records) $18,000 Public Records
• 2002-02-07 Sold (Public Records) $14,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $674 · +10.0% YoY. Source: county tax records.