101 State St · Magazine, AR 72943

$69,900

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 139 Days on market

Built 2007 0.34 ac lot $40/sqft · 35% below area Est $108k · 35% under

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Why this score? — see what drove the A- 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
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two-story 4-bedroom, 1.5-bath home situated on a large lot in Magazine. The home features a covered front porch spanning the front of the house, offering a welcoming exterior. Inside, the layout includes a dedicated dining area, with three bedrooms and one full bathroom upstairs, and one bedroom with a half bathroom located downstairs. Recent improvement includes a new roof. The home needs repairs and updates throughout. Property is being sold as-is.

Key facts

• Covered front porch
• New roof
• 0.34 acre lot

Tags

• COVERED FRONT PORCH
• DEDICATED DINING AREA
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#206 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Magazine School District (rural): math 30% / reading 31% proficiency, ranked #151 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 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 $1k of equity ($483 loan paydown + $954 appreciation (1.4% 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 (1.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 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?
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: 1.86% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.25%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (median comp): $107,872
• List price: $69,900
• Delta: -35.20%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 E Grove St	0.10mi	5/2.5 (+1)	1,916 (+11%)	10mo	$269,900	$141	62
434 State Highway 109	0.35mi	3/2.0 (-1)	1,890 (+9%)	12mo	$190,000	$101	53
20 W Ellington St	0.53mi	3/1.5 (-1)	1,531 (-11%)	2mo	$78,000	$51	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 2.95×
• Total profit: $38,155
• Equity at exit: $25,199

10-year hold

• IRR: 39.0%
• Equity multiple: 5.79×
• Total profit: $93,785
• Equity at exit: $34,545

Cash invested: $19,572 (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 72943

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $559

Break-even live

Break-even rent $595

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $598	-5% $578	+0% $559	+5% $539	+10% $519
Rent	-10% $456	-5% $507	+0% $559	+5% $610	+10% $662
Rate	-1.0pp $594	-0.5pp $576	base $559	+0.5pp $541	+1.0pp $522

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $69,900 Active 139 DOM
2. 2026-06-19
   days on market $69,900 Active 137 DOM
3. 2026-06-18
   days on market $69,900 Active 136 DOM
4. 2026-06-17
   days on market $69,900 Active 135 DOM
5. 2026-06-16
   days on market $69,900 Active 134 DOM
6. 2026-06-15
   days on market $69,900 Active 133 DOM
7. 2026-06-14
   days on market $69,900 Active 131 DOM
8. 2026-06-12
   days on market $69,900 Active 130 DOM
9. 2026-06-09
   days on market $69,900 Active 127 DOM
10. 2026-06-08
    days on market $69,900 Active 126 DOM
11. 2026-06-07
    days on market $69,900 Active 125 DOM
12. 2026-06-07
    days on market $69,900 Active 124 DOM
13. 2026-06-04
    days on market $69,900 Active 121 DOM
14. 2026-06-02
    days on market $69,900 Active 120 DOM
15. 2026-06-01
    days on market $69,900 Active 119 DOM
16. 2026-05-31
    days on market $69,900 Active 118 DOM
17. 2026-05-31
    days on market $69,900 Active 117 DOM
18. 2026-04-08
    price $74,900 454-char remark

    Show marketing remark (454 chars)

    Two-story 4-bedroom, 1.5-bath home situated on a large lot in Magazine. The home features a covered front porch spanning the front of the house, offering a welcoming exterior. Inside, the layout includes a dedicated dining area, with three bedrooms and one full bathroom upstairs, and one bedroom with a half bathroom located downstairs. Recent improvement includes a new roof. The home needs repairs and updates throughout. Property is being sold as-is.

19. 2026-03-07
    price $78,500 454-char remark

    Show marketing remark (454 chars)

    Two-story 4-bedroom, 1.5-bath home situated on a large lot in Magazine. The home features a covered front porch spanning the front of the house, offering a welcoming exterior. Inside, the layout includes a dedicated dining area, with three bedrooms and one full bathroom upstairs, and one bedroom with a half bathroom located downstairs. Recent improvement includes a new roof. The home needs repairs and updates throughout. Property is being sold as-is.

20. 2026-02-03
    listed $82,500 Active 454-char remark

    Show marketing remark (454 chars)

    Two-story 4-bedroom, 1.5-bath home situated on a large lot in Magazine. The home features a covered front porch spanning the front of the house, offering a welcoming exterior. Inside, the layout includes a dedicated dining area, with three bedrooms and one full bathroom upstairs, and one bedroom with a half bathroom located downstairs. Recent improvement includes a new roof. The home needs repairs and updates throughout. Property is being sold as-is.

21. 2018-10-01
    soldstatus $94,200 307-char remark

    Show marketing remark (307 chars)

    SUPER NICE and FULLY REMODELED!! This 4 bedroom, 2 bath, Two Story home comes complete with new laminate wood flooring, new carpet, beautiful wood stair case, new lighting fixtures, beautiful wood cabinets and fresh paint. It the perfect place for any growing family. Two blocks from school and restaurant!

22. 2018-09-26
    soldstatus $95,000
23. 2018-04-10
    listed $89,500 307-char remark

    Show marketing remark (307 chars)

    SUPER NICE and FULLY REMODELED!! This 4 bedroom, 2 bath, Two Story home comes complete with new laminate wood flooring, new carpet, beautiful wood stair case, new lighting fixtures, beautiful wood cabinets and fresh paint. It the perfect place for any growing family. Two blocks from school and restaurant!

24. 2010-01-08
    soldstatus $75,000
25. 2009-02-12
    soldstatus $55,000
26. 1993-09-01
    soldstatus $13,500

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 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: $15,630
• − Mortgage interest: −$3,915
• − Property taxes: −$896
• − Insurance: −$350
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,033
• Taxable income: $5,935
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $5,279/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: Magazine School District
• NCES district ID: 0509150
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $39,300
• Composite: 25.6/100
• National rank: #7414
• State rank: #151 of 238 in AR

Livability — Magazine

• Score: 62/100
• State rank: #206
• US rank: #16260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magazine, AR
• Population (ZIP): 2,511

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Iranian 3% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 0%

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: ▲ 1.36%
• Current HPI: 151.1399
• 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

+454.8% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $74,900 WRVBOR
• 2026-03-07 Price Changed $78,500 WRVBOR
• 2026-02-03 Listed $82,500 WRVBOR
• 2018-10-01 Sold (MLS) $94,200 WRVBOR
• 2018-09-26 Sold (Public Records) $95,000 Public Records
• 2018-04-10 Listed $89,500 WRVBOR
• 2010-01-08 Sold (Public Records) $75,000 Public Records
• 2009-02-12 Sold (Public Records) $55,000 Public Records
• 1993-09-01 Sold (Public Records) $13,500 Public Records

Property tax history

+11.0%/yr

Latest (2025): $896 · +10.0% YoY. Source: county tax records.