619 W Park St · Paragould, AR 72450

$129,900

4 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 184 Days on market

Built 1988 3,484 sqft lot $75/sqft · at area comps Est $131k · at est.

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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 +21.1/30.0
• ARV discount +7.8/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• 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

This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: All new flooring, fresh paint, and updated lighting Brand new A/C unit and new roof Large windows bring in tons of natural light Dishwasher, stove, and refrigerator included Handy storage room for extra space Located in a good area within the Paragould School District Move-in ready and full of charm this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing homes like this don't last long!

Key facts

• Large windows
• Fresh paint
• New a/c unit

Tags

• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHTING
• NEW A/C UNIT
• NEW ROOF
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/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 $123k (5.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 2 comparable units currently listed for rent nearby; 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $130k implies a 155% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.94% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $130,884
• List price: $129,900
• Delta: -0.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 S 11th	0.38mi	3/2.0 (-1)	1,698 (-2%)	2mo	$223,000	$131	72
711 W Emerson St	0.38mi	3/2.0 (-1)	1,657 (-5%)	6mo	$142,500	$86	64
1102 W Thompson	0.33mi	3/2.0 (-1)	1,674 (-4%)	12mo	$95,000	$57	63
125 S 12th St St	0.49mi	3/2.0 (-1)	1,781 (+2%)	6mo	$175,000	$98	63
1007 W Mueller St	0.33mi	4/3.0	1,832 (+5%)	12mo	$199,900	$109	61
1105 W Thompson	0.34mi	3/1.5 (-1)	1,582 (-9%)	2mo	$121,250	$77	60
3505 Sweet Gum	0.38mi	4/2.0	1,497 (-14%)	0mo	$232,430	$155	59
300 N 7th St	0.59mi	4/2.0	1,895 (+9%)	8mo	$222,000	$117	51
200 N 6th St	0.54mi	3/2.5 (-1)	1,886 (+8%)	8mo	$72,000	$38	48
608 W Poplar	0.51mi	3/1.5 (-1)	1,524 (-12%)	8mo	$159,000	$104	42
105 E Pearl St E	0.64mi	4/1.5	1,500 (-14%)	8mo	$135,900	$91	39
401 Hayes Pl	0.66mi	3/2.0 (-1)	1,535 (-12%)	8mo	$203,500	$133	38

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,320
• Equity at exit: $19,369

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $6,844
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $185

Break-even live

Break-even rent $991

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 E Lake St Paragould, AR	3.0	1.0	1088	$695	$0.64	44d	1	1.02mi
307 N 12th Ave Paragould, AR	3.0	1.0	1240	$1,195	$0.96	44d	1	1.44mi

Listing history 30 events

1. 2026-06-19
   days on market $129,900 Active 184 DOM
2. 2026-06-18
   days on market $129,900 Active 183 DOM
3. 2026-06-17
   days on market $129,900 Active 182 DOM
4. 2026-06-16
   days on market $129,900 Active 181 DOM
5. 2026-06-15
   days on market $129,900 Active 180 DOM
6. 2026-06-14
   days on market $129,900 Active 178 DOM
7. 2026-06-12
   days on market $129,900 Active 177 DOM
8. 2026-06-09
   days on market $129,900 Active 174 DOM
9. 2026-06-08
   days on market $129,900 Active 173 DOM
10. 2026-06-07
    days on market $129,900 Active 172 DOM
11. 2026-06-05
    days on market $129,900 Active 169 DOM
12. 2026-06-03
    days on market $129,900 Active 168 DOM
13. 2026-06-02
    days on market $129,900 Active 167 DOM
14. 2026-06-01
    days on market $129,900 Active 166 DOM
15. 2026-05-31
    days on market $129,900 Active 165 DOM
16. 2026-05-30
    days on market $129,900 Active 164 DOM
17. 2026-04-23
    status Active 733-char remark

    Show marketing remark (777 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: • All new flooring, fresh paint, and updated lighting • Brand new A/C unit and new roof • Large windows bring in tons of natural light • Dishwasher, stove, and refrigerator included • Handy storage room for extra space • Located in a good area within the Paragould School District Move-in ready and full of charm — this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing — homes like this don’t last long!

18. 2026-04-23
    status Back on Market 777-char remark

    Show marketing remark (777 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: • All new flooring, fresh paint, and updated lighting • Brand new A/C unit and new roof • Large windows bring in tons of natural light • Dishwasher, stove, and refrigerator included • Handy storage room for extra space • Located in a good area within the Paragould School District Move-in ready and full of charm — this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing — homes like this don’t last long!

19. 2026-04-09
    historical 733-char remark

    Show marketing remark (733 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: All new flooring, fresh paint, and updated lighting Brand new A/C unit and new roof Large windows bring in tons of natural light Dishwasher, stove, and refrigerator included Handy storage room for extra space Located in a good area within the Paragould School District Move-in ready and full of charm this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing homes like this don't last long!

20. 2026-04-08
    status Under Contract 777-char remark

    Show marketing remark (777 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: • All new flooring, fresh paint, and updated lighting • Brand new A/C unit and new roof • Large windows bring in tons of natural light • Dishwasher, stove, and refrigerator included • Handy storage room for extra space • Located in a good area within the Paragould School District Move-in ready and full of charm — this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing — homes like this don’t last long!

21. 2026-03-04
    price $129,900 733-char remark

    Show marketing remark (733 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: All new flooring, fresh paint, and updated lighting Brand new A/C unit and new roof Large windows bring in tons of natural light Dishwasher, stove, and refrigerator included Handy storage room for extra space Located in a good area within the Paragould School District Move-in ready and full of charm this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing homes like this don't last long!

22. 2026-03-03
    price $129,900 777-char remark

    Show marketing remark (777 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: • All new flooring, fresh paint, and updated lighting • Brand new A/C unit and new roof • Large windows bring in tons of natural light • Dishwasher, stove, and refrigerator included • Handy storage room for extra space • Located in a good area within the Paragould School District Move-in ready and full of charm — this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing — homes like this don’t last long!

23. 2025-12-03
    listed $139,900 New Listing 777-char remark

    Show marketing remark (733 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: All new flooring, fresh paint, and updated lighting Brand new A/C unit and new roof Large windows bring in tons of natural light Dishwasher, stove, and refrigerator included Handy storage room for extra space Located in a good area within the Paragould School District Move-in ready and full of charm this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing homes like this don't last long!

24. 2025-12-03
    listed $139,900 Active 733-char remark

    Show marketing remark (733 chars)

    This beautifully refreshed home offers 4 bedrooms (or can easily be 5) and 3 full baths, with approximately 1,740 sq ft of comfortable living space. An older home built with solid wood walls, it blends classic quality with modern updates throughout! ? Highlights: All new flooring, fresh paint, and updated lighting Brand new A/C unit and new roof Large windows bring in tons of natural light Dishwasher, stove, and refrigerator included Handy storage room for extra space Located in a good area within the Paragould School District Move-in ready and full of charm this home offers plenty of space, character, and comfort for your family! ?? Call today to schedule your showing homes like this don't last long!

25. 2014-09-30
    soldstatus $51,000
26. 2014-09-22
    soldstatus $51,000
27. 2014-09-22
    soldstatus $51,000
28. 2014-05-08
    listed $69,900
29. 2014-05-07
    listed $55,000
30. 1985-11-06
    soldstatus $33,000

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$257/yr (+$21/mo · 44.7%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,707
• − Mortgage interest: −$7,276
• − Property taxes: −$574
• − Insurance: −$650
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,779
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,202/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

• Census place: Paragould, AR
• 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

+293.6% since first listed

14 events — show timeline

• 2026-04-23 Relisted — NEABOR MLS
• 2026-04-23 Relisted — CARMLS
• 2026-04-09 Delisted — NEABOR MLS
• 2026-04-08 Pending — CARMLS
• 2026-03-04 Price Changed $129,900 NEABOR MLS
• 2026-03-03 Price Changed $129,900 CARMLS
• 2025-12-03 Listed $139,900 NEABOR MLS
• 2025-12-03 Listed $139,900 CARMLS
• 2014-09-30 Sold (Public Records) $51,000 Public Records
• 2014-09-22 Sold (MLS) $51,000 CARMLS
• 2014-09-22 Sold (MLS) $51,000 NEABOR MLS
• 2014-05-08 Listed $69,900 CARMLS
• 2014-05-07 Listed $55,000 NEABOR MLS
• 1985-11-06 Sold (Public Records) $33,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $574 · +7.6% YoY. Source: county tax records.