2712 Fairview Rd · Paragould, AR 72450

$90,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 167 Days on market

Built 2009 10,019 sqft lot $64/sqft · 63% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity. Tenant Occupied. 3 bedroom/2 bath home. Can be purchased in a package deal with another home in Paragould. Agent Owned.

Key facts

• 0.23 acre lot
• Listed 166 days

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$246,283) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.5% in Paragould — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: crime F, amenities F, commute 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.
• Zoned schools: Paragould Primary School (662 students, 100% FRL); Oak Grove Middle School (math 37% / reading 34%, grade F, #119 of 201 statewide, top 60%, 512 students, 100% FRL); Paragould High School (math 25% / reading 37%, grade F, #131 of 292 statewide, top 45%, 870 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 188 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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: 1.47% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

• ARV (median comp): $246,283
• List price: $90,000
• Delta: -63.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Fairview Rd	0.01mi	4/2.0 (+1)	1,337 (-5%)	15mo	$75,000	$56	73
1908 Reynolds	0.08mi	3/1.0	1,462 (+4%)	21mo	$91,000	$62	68
1806 Reynolds Rd	0.18mi	3/2.0	1,228 (-13%)	12mo	$175,000	$143	60
1901 N 19th St	0.65mi	3/2.0	1,420 (+1%)	11mo	$204,900	$144	60
2909 Lakeview Rd	0.51mi	3/2.0	1,375 (-3%)	20mo	$186,500	$136	55
1819 Reynolds	0.18mi	3/2.0	1,232 (-13%)	19mo	$190,000	$154	54
2500 Neeley Rae	0.28mi	3/2.0	1,600 (+13%)	14mo	$263,500	$165	53
1907 N 26th St	0.25mi	3/2.0	1,600 (+13%)	18mo	$255,000	$159	51
2500 Dallas	0.26mi	3/2.0	1,600 (+13%)	20mo	$263,500	$165	49
2500 Dallas Dr	0.26mi	3/2.0	1,600 (+13%)	20mo	$263,500	$165	49
1909 N 26th St	0.25mi	3/2.0	1,600 (+13%)	21mo	$249,900	$156	49
2500 Evie Kayte Cv	0.31mi	3/2.0	1,619 (+15%)	20mo	$240,000	$148	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $15,395
• Equity at exit: $13,419

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $51,985
• Equity at exit: $7,782

Cash invested: $25,200 (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: 188
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $471

Break-even live

Break-even rent $729

Max offer price $90,000

Occupancy floor 59%

Sensitivity live

Price	-10% $522	-5% $496	+0% $471	+5% $445	+10% $420
Rent	-10% $366	-5% $418	+0% $471	+5% $523	+10% $575
Rate	-1.0pp $516	-0.5pp $494	base $471	+0.5pp $448	+1.0pp $424

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 Brookside Cir Paragould, AR	3.0	2.0	1291	$1,400	$1.08	45d	1	0.85mi
1304 Stafford St Paragould, AR	3.0	2.0	1391	$1,450	$1.04	45d	1	1.05mi
1110 Roberts Dr Paragould, AR	3.0	2.0	1272	$1,100	$0.86	45d	1	1.28mi

Listing history 24 events

1. 2026-06-22
   days on market $90,000 Active 167 DOM
2. 2026-06-21
   days on market $90,000 Active 166 DOM
3. 2026-06-19
   days on market $90,000 Active 164 DOM
4. 2026-06-18
   days on market $90,000 Active 163 DOM
5. 2026-06-17
   days on market $90,000 Active 162 DOM
6. 2026-06-16
   days on market $90,000 Active 161 DOM
7. 2026-06-15
   days on market $90,000 Active 160 DOM
8. 2026-06-14
   days on market $90,000 Active 158 DOM
9. 2026-06-12
   days on market $90,000 Active 157 DOM
10. 2026-06-09
    days on market $90,000 Active 154 DOM
11. 2026-06-08
    days on market $90,000 Active 153 DOM
12. 2026-06-07
    days on market $90,000 Active 152 DOM
13. 2026-06-05
    days on market $90,000 Active 149 DOM
14. 2026-06-03
    days on market $90,000 Active 148 DOM
15. 2026-06-02
    days on market $90,000 Active 147 DOM
16. 2026-06-01
    days on market $90,000 Active 146 DOM
17. 2026-05-31
    days on market $90,000 Active 145 DOM
18. 2026-05-30
    days on market $90,000 Active 144 DOM
19. 2026-01-05
    listed $90,000 Active 143-char remark

    Show marketing remark (143 chars)

    Investment Opportunity. Tenant Occupied. 3 bedroom/2 bath home. Can be purchased in a package deal with another home in Paragould. Agent Owned.

20. 2022-03-03
    soldstatus $75,000
21. 2022-02-09
    listed $75,000
22. 2021-09-10
    historical
23. 2021-03-09
    listed $66,500 Active
24. 2021-03-08
    listed $66,500

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $797 · $66/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $15,900
• − Mortgage interest: −$5,041
• − Property taxes: −$797
• − Insurance: −$450
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,618
• Taxable income: $4,449
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $4,582/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: 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

+35.3% since first listed

6 events — show timeline

• 2026-01-05 Listed $90,000 NEABOR MLS
• 2022-03-03 Sold (MLS) $75,000 NEABOR MLS
• 2022-02-09 Listed $75,000 NEABOR MLS
• 2021-09-10 Listing Removed — CARMLS
• 2021-03-09 Listed $66,500 CARMLS
• 2021-03-08 Listed $66,500 NEABOR MLS

Property tax history

+4.9%/yr

Latest (2025): $797 · +9.1% YoY. Source: county tax records.