714 Thorne Dr · Paragould, AR 72450

$144,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 149 Days on market

Built 1996 0.28 ac lot $132/sqft · 13% below area Est $166k · 13% under

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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 +18.3/30.0
• ARV discount +13.1/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• 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

Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

Key facts

• Move-in-ready
• Large lot
• Carport

Tags

• LARGE LOT
• CARPORT
• BEAUTIFUL BACKYARD VIEW
• MOVE-IN-READY
• FRESH UPDATES
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $129k (10.8% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $1k 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 149 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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: 0.89% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $165,618
• List price: $144,900
• Delta: -12.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 N 5th St	0.22mi	3/2.0	1,164 (+6%)	8mo	$115,000	$99	69
2806 N 5th St	0.26mi	2/1.0 (-1)	994 (-10%)	5mo	$80,000	$80	63
602 Elizabeth Dr	0.41mi	3/2.0	1,184 (+8%)	7mo	$163,000	$138	58
2703 N 5th St	0.34mi	3/2.0	1,240 (+13%)	9mo	$165,000	$133	51
600 Elizabeth Dr	0.41mi	3/2.0	1,227 (+12%)	9mo	$167,650	$137	50
1106 Roberts Dr	0.60mi	3/2.0	1,200 (+9%)	7mo	$165,000	$138	47
601 Elizabeth Dr	0.39mi	2/1.0 (-1)	940 (-14%)	11mo	$125,000	$133	44
207 Formon Dr	0.58mi	3/2.0	1,262 (+15%)	10mo	$179,900	$143	35
2507 N 1st St	0.69mi	3/2.0	1,250 (+14%)	12mo	$169,900	$136	31
2507 N 1st St	0.71mi	3/2.0	1,250 (+14%)	12mo	$169,900	$136	30
2505 N 1st St	0.71mi	3/2.0	1,250 (+14%)	13mo	$169,900	$136	29
2505 N 1st St	0.71mi	3/2.0	1,250 (+14%)	14mo	$169,900	$136	28

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,138
• Equity at exit: $21,605

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,577
• Equity at exit: $12,528

Cash invested: $40,572 (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 72450

• Home prices YoY: -8.9%
• Active inventory: 187
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $132

Break-even live

Break-even rent $1,126

Max offer price $144,900

Occupancy floor 85%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Dana Dr Paragould, AR	3.0	2.0	1296	$1,400	$1.08	43d	1	0.32mi
1110 Roberts Dr Paragould, AR	3.0	2.0	1272	$1,100	$0.86	43d	1	0.60mi

Listing history 46 events

1. 2026-06-19
   statusdays on market $144,900 Active 149 DOM
2. 2026-06-18
   days on market $144,900 Price Change 148 DOM
3. 2026-06-17
   days on market $144,900 Price Change 147 DOM
4. 2026-06-16
   days on market $144,900 Price Change 146 DOM
5. 2026-06-15
   days on market $144,900 Price Change 145 DOM
6. 2026-06-14
   days on market $144,900 Price Change 143 DOM
7. 2026-06-13
   pricestatus $144,900 Price Change 142 DOM
8. 2026-06-12
   days on market $147,250 Active 142 DOM
9. 2026-06-09
   statusdays on market $147,250 Active 139 DOM
10. 2026-06-08
    days on market $147,250 Back on Market 138 DOM
11. 2026-06-07
    days on market $147,250 Back on Market 137 DOM
12. 2026-06-05
    days on market $147,250 Back on Market 134 DOM
13. 2026-06-03
    days on market $147,250 Back on Market 133 DOM
14. 2026-06-03
    status $147,250 Back on Market 132 DOM
15. 2026-06-02
    days on market $147,250 Take Backups 132 DOM
16. 2026-06-01
    days on market $147,250 Take Backups 131 DOM
17. 2026-05-31
    days on market $147,250 Take Backups 130 DOM
18. 2026-05-30
    days on market $147,250 Take Backups 129 DOM
19. 2026-05-19
    price $147,250 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

20. 2026-05-19
    price $147,250 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

21. 2026-04-30
    status Active 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

22. 2026-04-30
    status Back on Market 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

23. 2026-04-24
    historical 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

24. 2026-04-23
    historical Take Backups 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

25. 2026-04-17
    price $147,500 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

26. 2026-04-17
    price $147,500 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

27. 2026-03-30
    price $149,900 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

28. 2026-03-30
    price $149,500 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

29. 2026-03-26
    status Active 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

30. 2026-03-26
    status Back on Market 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

31. 2026-03-22
    historical 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

32. 2026-03-22
    historical Take Backups 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

33. 2026-03-11
    price $154,900 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

34. 2026-03-10
    price $154,500 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

35. 2026-02-26
    price $157,500 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

36. 2026-02-25
    price $157,500 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

37. 2026-01-21
    listed $159,500 New Listing 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

38. 2026-01-21
    listed $159,500 Active 390-char remark

    Show marketing remark (390 chars)

    Newly remodeled stone and siding three-bedroom, one-bath home situated on a large lot with a carport and a beautiful backyard view. This move-in-ready property offers fresh updates throughout and plenty of outdoor space to enjoy. Seller is offering to pay closing costs up to $2500 and will provide a termite clearance letter, making this an excellent and affordable opportunity for buyers.

39. 2025-12-26
    status Under Contract
40. 2025-12-17
    soldstatus $100,000 Sold
41. 2025-10-16
    listed $115,000 New Listing
42. 2018-05-01
    soldstatus $68,000
43. 2018-05-01
    soldstatus $79,500
44. 2018-04-27
    soldstatus $79,500
45. 2018-03-01
    listed $79,500
46. 2002-03-12
    soldstatus $55,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$100/yr (+$8/mo · 12.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,508
• − Mortgage interest: −$8,117
• − Property taxes: −$827
• − Insurance: −$724
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,215
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,787/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

+167.7% since first listed

28 events — show timeline

• 2026-05-19 Price Changed $147,250 CARMLS
• 2026-05-19 Price Changed $147,250 NEABOR MLS
• 2026-04-30 Relisted — NEABOR MLS
• 2026-04-30 Relisted — CARMLS
• 2026-04-24 Delisted — NEABOR MLS
• 2026-04-23 Contingent — CARMLS
• 2026-04-17 Price Changed $147,500 CARMLS
• 2026-04-17 Price Changed $147,500 NEABOR MLS
• 2026-03-30 Price Changed $149,900 CARMLS
• 2026-03-30 Price Changed $149,500 NEABOR MLS
• 2026-03-26 Relisted — NEABOR MLS
• 2026-03-26 Relisted — CARMLS
• 2026-03-22 Delisted — NEABOR MLS
• 2026-03-22 Contingent — CARMLS
• 2026-03-11 Price Changed $154,900 CARMLS
• 2026-03-10 Price Changed $154,500 NEABOR MLS
• 2026-02-26 Price Changed $157,500 CARMLS
• 2026-02-25 Price Changed $157,500 NEABOR MLS
• 2026-01-21 Listed $159,500 NEABOR MLS
• 2026-01-21 Listed $159,500 CARMLS
• 2025-12-26 Pending — CARMLS
• 2025-12-17 Sold (MLS) $100,000 CARMLS
• 2025-10-16 Listed $115,000 CARMLS
• 2018-05-01 Sold (Public Records) $79,500 Public Records
• 2018-05-01 Sold (Public Records) $68,000 Public Records
• 2018-04-27 Sold (MLS) $79,500 CARMLS
• 2018-03-01 Listed $79,500 CARMLS
• 2002-03-12 Sold (Public Records) $55,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $827 · +7.2% YoY. Source: county tax records.