484 Greene 845 Rd · Paragould, AR 72450

$79,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 66 Days on market

Built 1991 1.00 ac lot $79/sqft · 51% below area

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Unlock the possibilities with this 2-bedroom, 1-bath home full of potential! This property is a great opportunity for investors, flippers, or buyers looking to put their personal touch on a home. Featuring a functional layout with a spacious living area, this home offers a solid foundation for renovation. The kitchen and bathroom are ready for updates, giving you the chance to design them to your taste. Both bedrooms offer good space and natural light, with room to reimagine and refresh. Enjoy a large front porch—perfect for relaxing with your morning coffee or unwinding in the evening—adding charm and curb appeal to the home. Situated on an acre lot, the property provides plenty of outdoor space for improvements, expansion, or landscaping. With some TLC, this home could be transformed into a charming residence or a profitable investment.

Key facts

• Large front porch
• Spacious living area
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• LARGE FRONT PORCH
• ACRE LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: schools D+, crime F, amenities 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.
• Market conditions: 187 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.21% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $161,951
• List price: $79,900
• Delta: -50.66%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Pinewood	0.72mi	3/2.0 (+1)	1,092 (+8%)	6mo	$159,900	$146	39

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $3,991
• Equity at exit: $11,913

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $25,235
• Equity at exit: $6,908

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 72450

• Home prices YoY: -8.9%
• Active inventory: 187
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $266

Break-even live

Break-even rent $632

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $311	-5% $289	+0% $266	+5% $244	+10% $221
Rent	-10% $190	-5% $228	+0% $266	+5% $304	+10% $343
Rate	-1.0pp $306	-0.5pp $287	base $266	+0.5pp $246	+1.0pp $224

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 17 events

1. 2026-06-19
   days on market $79,900 Active 66 DOM
2. 2026-06-18
   days on market $79,900 Active 65 DOM
3. 2026-06-17
   days on market $79,900 Active 64 DOM
4. 2026-06-16
   days on market $79,900 Active 63 DOM
5. 2026-06-15
   days on market $79,900 Active 62 DOM
6. 2026-06-14
   days on market $79,900 Active 60 DOM
7. 2026-06-12
   days on market $79,900 Active 59 DOM
8. 2026-06-09
   days on market $79,900 Active 56 DOM
9. 2026-06-08
   days on market $79,900 Active 55 DOM
10. 2026-06-07
    days on market $79,900 Active 54 DOM
11. 2026-06-05
    days on market $79,900 Active 51 DOM
12. 2026-06-03
    days on market $79,900 Active 50 DOM
13. 2026-06-02
    days on market $79,900 Active 49 DOM
14. 2026-06-01
    days on market $79,900 Active 48 DOM
15. 2026-05-31
    days on market $79,900 Active 47 DOM
16. 2026-05-30
    days on market $79,900 Active 46 DOM
17. 2026-04-13
    listed $79,900 New Listing 862-char remark

    Show marketing remark (862 chars)

    Unlock the possibilities with this 2-bedroom, 1-bath home full of potential! This property is a great opportunity for investors, flippers, or buyers looking to put their personal touch on a home. Featuring a functional layout with a spacious living area, this home offers a solid foundation for renovation. The kitchen and bathroom are ready for updates, giving you the chance to design them to your taste. Both bedrooms offer good space and natural light, with room to reimagine and refresh. Enjoy a large front porch—perfect for relaxing with your morning coffee or unwinding in the evening—adding charm and curb appeal to the home. Situated on an acre lot, the property provides plenty of outdoor space for improvements, expansion, or landscaping. With some TLC, this home could be transformed into a charming residence or a profitable investment.

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $559 · $47/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 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: $11,622
• − Mortgage interest: −$4,476
• − Property taxes: −$559
• − Insurance: −$400
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,324
• Taxable income: $2,004
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,714/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

• 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

1 event — show timeline

• 2026-04-13 Listed $79,900 CARMLS

Property tax history

+23.4%/yr

Latest (2025): $559 · +8.3% YoY. Source: county tax records.