240 Dexter Ln · Subiaco, AR 72865

$129,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 73 Days on market

Built 1930 2.00 ac lot

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly renovated 3-bedroom, 2 full bath home on 2 acres of unrestricted land outside city limits. Updates include new LVP flooring, a remodeled main bathroom, and the addition of a second full bath. Tucked away at the end of a quiet lane, this property offers exceptional privacy and seclusion with some mountain views. The home comes fully furnished, including all appliances, furniture, and even a riding lawn mower—making it truly move-in ready. Conveniently located just minutes from the lake, it’s perfect for outdoor enthusiasts seeking space and comfort with a peaceful setting to relax or entertain.

Key facts

• New lvp flooring
• Exceptional privacy
• Fully furnished

Tags

• NEW LVP FLOORING
• REMODELED MAIN BATHROOM
• ADDITION OF A SECOND FULL BATH
• EXCEPTIONAL PRIVACY
• MOUNTAIN VIEWS
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $18 ($218/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.3% below list).
• Recommended offer: $100k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#209 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Paris School District (town): math 41% / reading 37% proficiency, ranked #83 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paris Elementary School (math 57% / reading 27%, grade F, #173 of 454 statewide, top 43%, 431 students, 100% FRL); Paris Middle School (math 39% / reading 43%, grade F, #83 of 201 statewide, top 44%, 317 students, 100% FRL); Paris High School (math 32% / reading 37%, grade F, #92 of 292 statewide, top 37%, 335 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Logan County population projected at -13% 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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; list at $129k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,240 (22.3% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 10.7

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: 8.0%
• Equity multiple: 1.46×
• Total profit: $16,639
• Equity at exit: $58,004

10-year hold

• IRR: 10.6%
• Equity multiple: 2.59×
• Total profit: $57,554
• Equity at exit: $89,391

Cash invested: $36,120 (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 72865

• Active inventory: 9
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $18

Break-even live

Break-even rent $979

Max offer price $129,000

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $55	+0% $18	+5% $-18	+10% $-55
Rent	-10% $-61	-5% $-21	+0% $18	+5% $58	+10% $97
Rate	-1.0pp $83	-0.5pp $51	base $18	+0.5pp $-15	+1.0pp $-49

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $129,000 Active 73 DOM
2. 2026-06-19
   days on market $129,000 Active 71 DOM
3. 2026-06-18
   days on market $129,000 Active 70 DOM
4. 2026-06-17
   days on market $129,000 Active 69 DOM
5. 2026-06-16
   days on market $129,000 Active 68 DOM
6. 2026-06-15
   days on market $129,000 Active 67 DOM
7. 2026-06-14
   days on market $129,000 Active 65 DOM
8. 2026-06-12
   days on market $129,000 Active 64 DOM
9. 2026-06-09
   days on market $129,000 Active 61 DOM
10. 2026-06-08
    days on market $129,000 Active 60 DOM
11. 2026-06-07
    days on market $129,000 Active 59 DOM
12. 2026-06-07
    days on market $129,000 Active 58 DOM
13. 2026-06-04
    days on market $129,000 Active 55 DOM
14. 2026-06-02
    days on market $129,000 Active 54 DOM
15. 2026-06-01
    days on market $129,000 Active 53 DOM
16. 2026-05-31
    days on market $129,000 Active 52 DOM
17. 2026-05-31
    days on market $129,000 Active 51 DOM
18. 2026-04-09
    listed $129,000 New Listing 618-char remark

    Show marketing remark (618 chars)

    Newly renovated 3-bedroom, 2 full bath home on 2 acres of unrestricted land outside city limits. Updates include new LVP flooring, a remodeled main bathroom, and the addition of a second full bath. Tucked away at the end of a quiet lane, this property offers exceptional privacy and seclusion with some mountain views. The home comes fully furnished, including all appliances, furniture, and even a riding lawn mower—making it truly move-in ready. Conveniently located just minutes from the lake, it’s perfect for outdoor enthusiasts seeking space and comfort with a peaceful setting to relax or entertain.

19. 2026-04-09
    listed $129,000 Active 618-char remark

    Show marketing remark (618 chars)

    Newly renovated 3-bedroom, 2 full bath home on 2 acres of unrestricted land outside city limits. Updates include new LVP flooring, a remodeled main bathroom, and the addition of a second full bath. Tucked away at the end of a quiet lane, this property offers exceptional privacy and seclusion with some mountain views. The home comes fully furnished, including all appliances, furniture, and even a riding lawn mower—making it truly move-in ready. Conveniently located just minutes from the lake, it’s perfect for outdoor enthusiasts seeking space and comfort with a peaceful setting to relax or entertain.

20. 2025-07-14
    soldstatus $75,000 Closed
21. 2025-07-14
    soldstatus $75,000
22. 2025-07-10
    status Pending
23. 2025-07-05
    price $87,000
24. 2025-06-28
    status Active
25. 2025-05-29
    status Pending
26. 2025-05-10
    status Active
27. 2025-04-26
    status Pending
28. 2025-04-25
    status Active
29. 2025-04-10
    historical
30. 2025-04-09
    historical $850
31. 2025-04-07
    listed $92,000
32. 2025-03-22
    listed $850
33. 2024-08-12
    soldstatus $35,000
34. 2024-08-12
    soldstatus $35,000
35. 2024-08-08
    listed $38,000
36. 2022-06-02
    soldstatus $35,000

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$304/yr (+$25/mo · 58.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,029
• − Mortgage interest: −$7,226
• − Property taxes: −$522
• − Insurance: −$645
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$3,753
• Taxable loss: −$2,042
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $708/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: Paris School District
• NCES district ID: 0511130
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $34,950
• Composite: 32.25/100
• National rank: #5763
• State rank: #83 of 238 in AR

Livability — Subiaco

• Score: 62/100
• State rank: #209
• US rank: #16306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,101

Population outlook (Logan County) Hauer SSP2

• Today (2025): 21,046 people
• By 2030: 20,537 · -2.4%
• By 2040: 19,443 · -7.6%
• By 2050: 18,220 · -13.4%
• By 2075: 16,164 · -23.2%
• By 2100: 14,858 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 10% Romanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+62.2) · D 17.8% · R 80.0% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -38.8pp · 2024: -62.2pp
• All cycles: 2024: R+62.2 2020: R+59.5 2016: R+51.4 2012: R+41.9 2008: R+38.8

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

+268.6% since first listed

19 events — show timeline

• 2026-04-09 Listed $129,000 NWARMLS
• 2026-04-09 Listed $129,000 CARMLS
• 2025-07-14 Sold (Public Records) $75,000 Public Records
• 2025-07-14 Sold (MLS) $75,000 NWARMLS
• 2025-07-10 Pending — NWARMLS
• 2025-07-05 Price Changed $87,000 NWARMLS
• 2025-06-28 Relisted — NWARMLS
• 2025-05-29 Pending — NWARMLS
• 2025-05-10 Relisted — NWARMLS
• 2025-04-26 Pending — NWARMLS
• 2025-04-25 Relisted — NWARMLS
• 2025-04-10 Delisted — NWARMLS
• 2025-04-09 Rental Removed $850 BUILDIUM
• 2025-04-07 Listed $92,000 NWARMLS
• 2025-03-22 Listed for Rent $850 BUILDIUM
• 2024-08-12 Sold (Public Records) $35,000 Public Records
• 2024-08-12 Sold (MLS) $35,000 NWARMLS
• 2024-08-08 Listed $38,000 NWARMLS
• 2022-06-02 Sold (Public Records) $35,000 Public Records

Property tax history

+32.4%/yr

Latest (2025): $522 · +65.1% YoY. Source: county tax records.