100 E Grove St · Magazine, AR 72943

$100,000

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 35 Days on market

Built 1976 Est $169k · 41% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

This 1468 square foot single family home has 3 bedrooms and 2.0 bathrooms. This home is located at 100 E Grove St, Magazine, AR 72943.

Key facts

• Built 1976
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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 ($691 loan paydown + $1k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $168,820
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 W Ellington St	0.50mi	3/1.5	1,531 (+4%)	2mo	$78,000	$51	66
129 W Priddy St	0.28mi	3/2.0	1,400 (-5%)	11mo	$38,500	$28	66
130 Grove St	0.23mi	3/1.0	1,265 (-14%)	18mo	$145,000	$115	51
157 S Wood St	0.34mi	4/1.0 (+1)	1,300 (-11%)	11mo	$149,900	$115	51
14 E Ellington St	0.46mi	3/2.0	1,404 (-4%)	22mo	$173,500	$124	49
359 W Priddy St	0.49mi	3/2.0	1,328 (-10%)	20mo	$125,000	$94	40

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: 13.8%
• Equity multiple: 1.72×
• Total profit: $20,117
• Equity at exit: $36,050

10-year hold

• IRR: 17.0%
• Equity multiple: 3.13×
• Total profit: $59,775
• Equity at exit: $49,421

Cash invested: $28,000 (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 72943

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $258

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $100,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $100,000 Active 35 DOM
3. 2026-06-15
   days on market $100,000 Active 34 DOM
4. 2026-06-14
   days on market $100,000 Active 32 DOM
5. 2026-06-12
   days on market $100,000 Active 31 DOM
6. 2026-06-09
   days on market $100,000 Active 28 DOM
7. 2026-06-08
   days on market $100,000 Active 27 DOM
8. 2026-06-07
   days on market $100,000 Active 26 DOM
9. 2026-06-07
   days on market $100,000 Active 25 DOM
10. 2026-06-04
    days on market $100,000 Active 22 DOM
11. 2026-06-02
    days on market $100,000 Active 21 DOM
12. 2026-06-01
    days on market $100,000 Active 20 DOM
13. 2026-05-31
    days on market $100,000 Active 19 DOM
14. 2026-05-31
    days on market $100,000 Active 18 DOM
15. 2026-05-12
    listed $100,000 Active 134-char remark
16. 2026-04-17
    price $108,500
17. 2026-03-26
    price $114,900
18. 2026-03-09
    price $119,900
19. 2020-07-20
    soldstatus $68,000
20. 2020-07-20
    listed $68,000
21. 2020-07-14
    soldstatus $68,000
22. 2020-07-14
    soldstatus $68,000
23. 2019-10-21
    listed $69,900
24. 2006-03-07
    soldstatus $20,000

ⓘ 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 ≥113°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: $14,416
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,909
• Taxable income: $1,599
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,712/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

+400.0% since first listed

11 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $100,000 FSBO.com
• 2026-04-17 Price Changed $108,500 NWARMLS
• 2026-03-26 Price Changed $114,900 NWARMLS
• 2026-03-09 Price Changed $119,900 NWARMLS
• 2020-07-20 Listed $68,000 NWARMLS
• 2020-07-20 Sold (MLS) $68,000 NWARMLS
• 2020-07-14 Sold (Public Records) $68,000 Public Records
• 2020-07-14 Sold (MLS) $68,000 WRVBOR
• 2019-10-21 Listed $69,900 WRVBOR
• 2006-03-07 Sold (Public Records) $20,000 Public Records

Property tax history

-7.6%/yr

Latest (2024): $53 · -58.5% YoY. Source: county tax records.