312 E Smithdale Ave · Parkin, AR 72373

$79,900

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 92 Days on market

Built 1947 1.27 ac lot Est $151k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming home in heart of Parkin AR. 4 br 2ba , with eat in kitchen. All appliances to remain. Property offers 2 storage building and 2 extra lots. Roof was replaced in 2025

Key facts

• Eat in kitchen
• Storage building
• Extra lots

Tags

• EAT IN KITCHEN
• STORAGE BUILDING
• EXTRA LOTS

Property features AI

Exterior

• Parking: Attached carport; Carport
• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Vinyl siding
• Construction: Vinyl siding construction; Composition roof; Crawl space foundation
• Exterior features: Outbuilding; Patio/porch: none; Composition roof

Interior

• Kitchen: Electric range; Electric oven
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Storm windows; Window coverings; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#486 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, housing C-, amenities F.
• Wynne School District (town): math 36% / reading 39% proficiency, ranked #96 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wynne Primary School (566 students, 69% FRL); Wynne Junior High School (math 39% / reading 40%, grade F, #92 of 201 statewide, top 50%, 563 students, 60% FRL); Wynne High School (math 22% / reading 41%, grade F, #128 of 292 statewide, top 44%, 784 students, 53% FRL).
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Cross County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Cross County population projected at -20% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
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: 1.62% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 N Church St	0.40mi	4/2.0	1,590 (+4%)	6mo	$72,000	$45	67
100 Darlene Cv	0.11mi	4/2.0	1,430 (-7%)	24mo	$139,900	$98	60

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: 35.3%
• Equity multiple: 2.99×
• Total profit: $44,532
• Equity at exit: $35,926

10-year hold

• IRR: 35.4%
• Equity multiple: 5.90×
• Total profit: $109,546
• Equity at exit: $55,367

Cash invested: $22,372 (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 72373

• Active inventory: 5
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $548

Break-even live

Break-even rent $602

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $594	-5% $571	+0% $548	+5% $526	+10% $503
Rent	-10% $446	-5% $497	+0% $548	+5% $600	+10% $651
Rate	-1.0pp $589	-0.5pp $569	base $548	+0.5pp $528	+1.0pp $507

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,900 Active 92 DOM
2. 2026-06-18
   days on market $79,900 Active 91 DOM
3. 2026-06-17
   days on market $79,900 Active 90 DOM
4. 2026-06-16
   days on market $79,900 Active 89 DOM
5. 2026-06-15
   days on market $79,900 Active 88 DOM
6. 2026-06-14
   days on market $79,900 Active 86 DOM
7. 2026-06-12
   days on market $79,900 Active 85 DOM
8. 2026-06-09
   days on market $79,900 Active 82 DOM
9. 2026-06-08
   days on market $79,900 Active 81 DOM
10. 2026-06-07
    days on market $79,900 Active 80 DOM
11. 2026-06-07
    days on market $79,900 Active 79 DOM
12. 2026-06-04
    days on market $79,900 Active 76 DOM
13. 2026-06-02
    days on market $79,900 Active 75 DOM
14. 2026-06-01
    days on market $79,900 Active 74 DOM
15. 2026-05-31
    days on market $79,900 Active 73 DOM
16. 2026-05-31
    days on market $79,900 Active 72 DOM
17. 2026-04-30
    status Active
18. 2026-03-17
    status Pending
19. 2026-02-03
    listed $79,900 Active

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $511 · $43/mo
• Expected delta: +$228/yr (+$19/mo · 80.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $15,561
• − Mortgage interest: −$4,476
• − Property taxes: −$284
• − Insurance: −$400
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,324
• Taxable income: $5,588
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $5,241/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: Wynne School District
• NCES district ID: 0514430
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $40,508
• Composite: 31.51/100
• National rank: #5970
• State rank: #96 of 238 in AR

Livability — Parkin

• Score: 50/100
• State rank: #486
• US rank: #25724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkin, AR
• Population (ZIP): 856

Population outlook (Cross County) Hauer SSP2

• Today (2025): 16,293 people
• By 2030: 15,636 · -4.0%
• By 2040: 14,312 · -12.2%
• By 2050: 13,050 · -19.9%
• By 2075: 10,362 · -36.4%
• By 2100: 7,873 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 49% White 41% Two or more races 10%
• Common ancestry: Slovak 10% Italian 2% Iranian 2%

Political lean MEDSL · Cross

• 2024 margin: Solid R (+47.6) · D 25.1% · R 72.7% · Other 2.1%
• 2008→2024 swing: -22.2pp toward R · 2008: -25.4pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+45.7 2016: R+37.8 2012: R+29.8 2008: R+25.4

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

3 events — show timeline

• 2026-04-30 Relisted — EARA
• 2026-03-17 Pending — EARA
• 2026-02-03 Listed $79,900 EARA

Property tax history

+1.0%/yr

Latest (2025): $284 · +1375.1% YoY. Source: county tax records.