913 Calhoun · Magnolia, AR 71753

$60,000

2 bd · 1.5 ba · 1,750 sqft · SingleFamily public records · 72 Days on market

Built 1949 10,454 sqft lot $34/sqft · 49% below area Est $117k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is an investors dream . This property has plenty of square footage and located two minutes from downtown Magnolia.

Key facts

• 0.24 acre lot
• Parking
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.1% in Magnolia — 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 (#144 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools D+, crime F, amenities F.
• Magnolia School District (town): math 29% / reading 28% proficiency, ranked #164 of 238 in AR (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 14 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Columbia County population projected at -11% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $117,051
• List price: $60,000
• Delta: -48.74%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 W Calhoun St	0.31mi	3/2.0 (+1)	1,600 (-9%)	20mo	$113,000	$71	48

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $13,358
• Equity at exit: $8,946

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $41,314
• Equity at exit: $5,188

Cash invested: $16,800 (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 71753

• Home prices YoY: -31.1%
• Active inventory: 38
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $363

Break-even live

Break-even rent $468

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $60,000 Active 72 DOM
2. 2026-06-18
   days on market $60,000 Active 71 DOM
3. 2026-06-17
   days on market $60,000 Active 70 DOM
4. 2026-06-16
   days on market $60,000 Active 69 DOM
5. 2026-06-15
   days on market $60,000 Active 68 DOM
6. 2026-06-14
   days on market $60,000 Active 66 DOM
7. 2026-06-12
   days on market $60,000 Active 65 DOM
8. 2026-06-09
   days on market $60,000 Active 62 DOM
9. 2026-06-08
   days on market $60,000 Active 61 DOM
10. 2026-06-07
    days on market $60,000 Active 60 DOM
11. 2026-06-07
    days on market $60,000 Active 59 DOM
12. 2026-06-04
    days on market $60,000 Active 56 DOM
13. 2026-06-02
    days on market $60,000 Active 55 DOM
14. 2026-06-01
    days on market $60,000 Active 54 DOM
15. 2026-05-31
    days on market $60,000 Active 53 DOM
16. 2026-05-31
    days on market $60,000 Active 52 DOM
17. 2026-04-02
    listed $65,000 New Listing 127-char remark

    Show marketing remark (127 chars)

    The property is an investors dream . This property has plenty of square footage and located two minutes from downtown Magnolia.

18. 2025-08-05
    soldstatus $52,500 Sold 475-char remark

    Show marketing remark (475 chars)

    Fixer Upper, prime investment/flip opportunity. Do not miss! 2 bed 2 bath house with 2 living areas and separate dinning. Potential for second living area to be third bedroom- master on suite. Lots of square footage here to make for a cozy home floor plan. Partial Roof Replacement in 2022 and New Electrical will be finished before closing. Property being sold as-is, where-is, No seller property disclosure available. Square footage and taxes taken from courthouse records

19. 2025-02-27
    listed $69,990 New Listing 475-char remark

    Show marketing remark (475 chars)

    Fixer Upper, prime investment/flip opportunity. Do not miss! 2 bed 2 bath house with 2 living areas and separate dinning. Potential for second living area to be third bedroom- master on suite. Lots of square footage here to make for a cozy home floor plan. Partial Roof Replacement in 2022 and New Electrical will be finished before closing. Property being sold as-is, where-is, No seller property disclosure available. Square footage and taxes taken from courthouse records

20. 2019-10-03
    soldstatus $2,400,000
21. 2014-12-01
    soldstatus $1,800,000
22. 2002-01-08
    soldstatus $25,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$25/yr (+$2/mo · 6.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,122
• − Mortgage interest: −$3,361
• − Property taxes: −$359
• − Insurance: −$300
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$1,745
• Taxable income: $3,577
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,493/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: Magnolia School District
• NCES district ID: 0500044
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $35,467
• Composite: 23.58/100
• National rank: #7850
• State rank: #164 of 238 in AR

Livability — Magnolia

• Score: 65/100
• State rank: #144
• US rank: #12675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magnolia, AR
• Population (ZIP): 16,089

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 23,099 people
• By 2030: 22,536 · -2.4%
• By 2040: 21,489 · -7.0%
• By 2050: 20,536 · -11.1%
• By 2075: 20,459 · -11.4%
• By 2100: 19,797 · -14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 57% Black 36% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+36.5) · D 31.1% · R 67.6% · Other 1.4%
• 2008→2024 swing: -12.4pp toward R · 2008: -24.1pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.2 2016: R+26.2 2012: R+23.6 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 145.3145
• 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

+160.0% since first listed

6 events — show timeline

• 2026-04-02 Listed $65,000 CARMLS
• 2025-08-05 Sold (MLS) $52,500 CARMLS
• 2025-02-27 Listed $69,990 CARMLS
• 2019-10-03 Sold (Public Records) $2,400,000 Public Records
• 2014-12-01 Sold (Public Records) $1,800,000 Public Records
• 2002-01-08 Sold (Public Records) $25,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $359 · +2.2% YoY. Source: county tax records.