108 N Park Ave · Scranton, AR 72863

$129,900

3 bd · 1.5 ba · 1,920 sqft · SingleFamily public records · 9 Days on market

Built 1941 0.48 ac lot

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 1,920 square foot rock home offers the perfect blend of comfort and character. Featuring 3 bedrooms and 1.5 bathrooms, the home includes a large living room ideal for family gatherings, a formal dining room perfect for entertaining, and a spacious kitchen with plenty of room for meal preparation and storage. Outside, you'll find a beautiful yard accented by mature pecan trees and a lovely gazebo, creating the perfect setting to relax and enjoy the outdoors. This property is full of warmth and ready to welcome its next owners home.

Key facts

• Mature pecan trees
• Formal dining room
• Spacious kitchen

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• BEAUTIFUL YARD
• MATURE PECAN TREES
• LOVELY GAZEBO

Property features AI

Finance

• HOA & community: Monthly association fee; Near national forest and state park; Near trails/paths; Near schools

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Natural gas available; Sewer available
• Home design: Single-story home; Rock exterior; Architectural shingle roof; Foundation: Block; Home is 25 years old or older
• Construction: Rock construction; Architectural shingle roof; Block foundation
• Exterior features: Concrete driveway; Covered patio/porch; Cleared, level city lot in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (7.1% below list).
• Recommended offer: $121k (7.1% below list) — sets the bar for 1% rule.

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 $5k of equity ($898 loan paydown + $4k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,647 (7.1% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 9.0

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: 13.0%
• Equity multiple: 1.74×
• Total profit: $27,010
• Equity at exit: $58,409

10-year hold

• IRR: 14.9%
• Equity multiple: 3.20×
• Total profit: $80,089
• Equity at exit: $90,015

Cash invested: $36,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $179

Break-even live

Break-even rent $980

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $253	-5% $216	+0% $179	+5% $143	+10% $106
Rent	-10% $84	-5% $132	+0% $179	+5% $227	+10% $275
Rate	-1.0pp $245	-0.5pp $212	base $179	+0.5pp $146	+1.0pp $111

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $129,900 Pending 9 DOM
2. 2026-06-19
   days on market $129,900 Active 7 DOM
3. 2026-06-18
   days on market $129,900 Active 6 DOM
4. 2026-06-17
   days on market $129,900 Active 5 DOM
5. 2026-06-16
   days on market $129,900 Active 4 DOM
6. 2026-06-15
   days on market $129,900 Active 3 DOM
7. 2026-06-12
   remarks 550-char remark
8. 2026-06-12
   listed $129,900 Active 1 DOM

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$370/yr (+$31/mo · 80.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 21 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: $14,478
• − Mortgage interest: −$7,276
• − Property taxes: −$462
• − Insurance: −$650
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,779
• Taxable loss: −$5
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,153/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

+18.1% since first listed

2 events — show timeline

• 2026-06-12 Listed $129,900 NWARMLS
• 2025-04-11 Sold (Public Records) $110,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $462 · -9.6% YoY. Source: county tax records.