113 N Church St · Parkin, AR 72373

$34,900

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 16 Days on market

Built 1971 8,712 sqft lot

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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 +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors take notice! 2 bedroom, 1 bath house currently rented and in need of some repairs.

Key facts

• 8,712 sq ft lot
• Built 1971
• Listed 15 days

Property features AI

Exterior

• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Wood exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Level lot; Inside city limits; Paved road access

Interior

• Kitchen: Built-in stove
• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% 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-, schools 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.
• 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 $1k of equity ($241 loan paydown + $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $8k; list at $35k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $34,376 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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.
5. 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.
6. 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: 2.95% ✓
• Cap rate: 26.93%
• Cash-on-cash: 73.72%
• DSCR: 4.28
• GRM: 2.8

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: 78.3%
• Equity multiple: 5.34×
• Total profit: $42,435
• Equity at exit: $15,693

10-year hold

• IRR: 77.8%
• Equity multiple: 10.98×
• Total profit: $97,487
• Equity at exit: $24,184

Cash invested: $9,772 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$16 /mo · $189/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $600

Break-even live

Break-even rent $270

Max offer price $34,900

Occupancy floor 37%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $34,900 Active 16 DOM
2. 2026-06-18
   days on market $34,900 Active 15 DOM
3. 2026-06-17
   days on market $34,900 Active 14 DOM
4. 2026-06-16
   days on market $34,900 Active 13 DOM
5. 2026-06-15
   days on market $34,900 Active 12 DOM
6. 2026-06-14
   days on market $34,900 Active 10 DOM
7. 2026-06-12
   statusdays on market $34,900 Active 9 DOM
8. 2026-06-09
   days on market $34,900 New Listing 6 DOM
9. 2026-06-08
   days on market $34,900 New Listing 5 DOM
10. 2026-06-07
    days on market $34,900 New Listing 4 DOM
11. 2026-06-07
    days on market $34,900 New Listing 3 DOM
12. 2026-06-04
    remarks 92-char remark

    Show marketing remark (92 chars)

    Investors take notice! 2 bedroom, 1 bath house currently rented and in need of some repairs.

13. 2026-06-04
    listed $34,900 New Listing 1 DOM

    Show marketing remark (92 chars)

    Investors take notice! 2 bedroom, 1 bath house currently rented and in need of some repairs.

ⓘ 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: $189 · $16/mo
• Projected year-2 tax: $223 · $19/mo
• Expected delta: +$34/yr (+$3/mo · 18.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,359
• − Mortgage interest: −$1,955
• − Property taxes: −$189
• − Insurance: −$174
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,015
• Taxable income: $7,047
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $5,512/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

+336.2% since first listed

4 events — show timeline

• 2026-06-04 Listed $34,900 EARA
• 2026-06-03 Listed $34,900 NEABOR MLS
• 2026-06-03 Listed $34,900 CARMLS
• 2006-04-05 Sold (Public Records) $8,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $189 · +9.6% YoY. Source: county tax records.