404 Meriwether · Paragould, AR 72450

$1

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 49 Days on market

Built 1995 Good condition 0.35 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.2/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3BR, 2BA ranch-style home located in an established neighborhood near the library and senior center. Offering 1,904 SF on 0.35 acres, this move-in ready home features excellent curb appeal, mature trees, tasteful landscaping, fenced backyard, and a charming tire swing. Interior highlights include a spacious eat-in kitchen, formal dining room, comfortable sunroom, large primary suite, generous closet space, recently remodeled bath, and central heat and air. Brand new roof and well-maintained throughout. Built in 1995 and ready for its next owner to enjoy. Convenient central location with timeless appeal. Sale is subject to owner confirmation. Property is being sold as a standard transaction and is not bank-owned or a short sale. Please contact agent for additional terms and conditions for auction

Key facts

• Formal dining room
• Ranch-style home
• Comfortable sunroom

Tags

• RANCH-STYLE HOME
• ESTABLISHED NEIGHBORHOOD
• FENCED BACKYARD
• SPACIOUS EAT-IN KITCHEN
• FORMAL DINING ROOM
• COMFORTABLE SUNROOM

Property features AI

Finance

• Financial info: Financing available: Cash or in-house financing

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Insulated windows; Insulated doors
• Home design: Brick exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Screened porch; Partially fenced yard; Wood fence; Guttering; Level lot with extra landscaping; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Electric range
• Bedrooms: Sun room (additional living space)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Dryer connection (electric); Electric water heater; Walk-in closets; Built-in shelving/cabinetry; Ceiling fans; Kitchen counters with Formica; Sheetrock walls/ceilings
• Laundry & utility: Dryer connection (electric)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $186,592 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

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; 1 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 $6k 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 49 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 279888.0% of price.
• 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $186,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 N 7th St	0.23mi	4/2.0 (+1)	1,895 (-0%)	8mo	$222,000	$117	77
200 N 6th St	0.35mi	3/2.5	1,886 (-1%)	8mo	$72,000	$38	74
619 N 10th St	0.32mi	4/2.0 (+1)	1,907 (+0%)	9mo	$187,000	$98	72
125 S 12th St St	0.26mi	3/2.0	1,781 (-6%)	6mo	$175,000	$98	72
620 N 6th St	0.42mi	4/2.0 (+1)	1,765 (-7%)	2mo	$156,000	$88	61
711 W Emerson St	0.29mi	3/2.0	1,657 (-13%)	6mo	$142,500	$86	60
602 N Pruett	0.72mi	4/2.0 (+1)	1,890 (-1%)	5mo	$47,690	$25	56
510 N 6 1/2 St	0.33mi	4/2.0 (+1)	2,146 (+13%)	5mo	$125,500	$58	54
423 W Court St	0.44mi	2/1.0 (-1)	1,640 (-14%)	2mo	$240,000	$146	46
1007 W Mueller St	0.71mi	4/3.0 (+1)	1,832 (-4%)	12mo	$199,900	$109	41
1811 Countryside Ln	0.73mi	3/2.0	2,135 (+12%)	8mo	$246,500	$115	39
1102 W Thompson	0.68mi	3/2.0	1,674 (-12%)	12mo	$95,000	$57	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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-45,567
• Equity at exit: $27,821

10-year hold

• IRR: -22.2%
• Equity multiple: -0.14×
• Total profit: $-59,365
• Equity at exit: $16,133

Cash invested: $52,246 (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

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$979
• Tax est. 1.5%: −$233 /mo · $2,799/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-241

Break-even live

Break-even rent $1,632

Max offer price $151,714

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-177	+0% $-241	+5% $-306	+10% $-370
Rent	-10% $-346	-5% $-293	+0% $-241	+5% $-189	+10% $-136
Rate	-1.0pp $-147	-0.5pp $-194	base $-241	+0.5pp $-289	+1.0pp $-339

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: $46,648
• Closing costs: $5,598
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Stafford St Paragould, AR	3.0	2.0	1391	$1,450	$1.04	44d	1	1.10mi

Listing history 22 events

1. 2026-06-19
   days on market $1 Active 49 DOM
2. 2026-06-18
   days on market $1 Active 48 DOM
3. 2026-06-17
   days on market $1 Active 47 DOM
4. 2026-06-16
   days on market $1 Active 46 DOM
5. 2026-06-15
   days on market $1 Active 45 DOM
6. 2026-06-14
   days on market $1 Active 43 DOM
7. 2026-06-12
   days on market $1 Active 42 DOM
8. 2026-06-09
   days on market $1 Active 39 DOM
9. 2026-06-08
   days on market $1 Active 38 DOM
10. 2026-06-07
    days on market $1 Active 37 DOM
11. 2026-06-05
    days on market $1 Active 34 DOM
12. 2026-06-03
    days on market $1 Active 33 DOM
13. 2026-06-02
    days on market $1 Active 32 DOM
14. 2026-06-01
    days on market $1 Active 31 DOM
15. 2026-05-31
    days on market $1 Active 30 DOM
16. 2026-05-30
    days on market $1 Active 29 DOM
17. 2026-04-22
    listed $1 New Listing 897-char remark

    Show marketing remark (816 chars)

    Beautiful 3BR, 2BA ranch-style home located in an established neighborhood near the library and senior center. Offering 1,904 SF on 0.35 acres, this move-in ready home features excellent curb appeal, mature trees, tasteful landscaping, fenced backyard, and a charming tire swing. Interior highlights include a spacious eat-in kitchen, formal dining room, comfortable sunroom, large primary suite, generous closet space, recently remodeled bath, and central heat and air. Brand new roof and well-maintained throughout. Built in 1995 and ready for its next owner to enjoy. Convenient central location with timeless appeal. Sale is subject to owner confirmation. Property is being sold as a standard transaction and is not bank-owned or a short sale. Please contact agent for additional terms and conditions for auction

18. 2026-04-22
    listed $1 Active 816-char remark

    Show marketing remark (816 chars)

    Beautiful 3BR, 2BA ranch-style home located in an established neighborhood near the library and senior center. Offering 1,904 SF on 0.35 acres, this move-in ready home features excellent curb appeal, mature trees, tasteful landscaping, fenced backyard, and a charming tire swing. Interior highlights include a spacious eat-in kitchen, formal dining room, comfortable sunroom, large primary suite, generous closet space, recently remodeled bath, and central heat and air. Brand new roof and well-maintained throughout. Built in 1995 and ready for its next owner to enjoy. Convenient central location with timeless appeal. Sale is subject to owner confirmation. Property is being sold as a standard transaction and is not bank-owned or a short sale. Please contact agent for additional terms and conditions for auction

19. 2022-08-03
    soldstatus $170,000
20. 2009-07-09
    soldstatus $166,666
21. 2007-08-01
    soldstatus $154,000
22. 2003-04-16
    soldstatus $151,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,926
• − Mortgage interest: −$10,452
• − Property taxes: −$2,799
• − Insurance: −$933
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$5,428
• Taxable loss: −$6,234
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-1,396/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.

Condition & rehab AI · 30 photos

Good 85/100 Cosmetic rehab

This move-in ready ranch-style home features a spacious eat-in kitchen, formal dining room, and recently remodeled bath. The new roof and well-maintained exterior make it an attractive option for buyers seeking a comfortable and updated home.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Resale Replace light fixtures — Improves home's aesthetic
• Both Install smart home devices — Enhances home's value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Replace light fixtures — Improves home's aesthetic ↑
• Both Install smart home devices — Enhances home's value and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+12.6% since first listed

6 events — show timeline

• 2026-04-22 Listed $1 NEABOR MLS
• 2026-04-22 Listed $1 CARMLS
• 2022-08-03 Sold (Public Records) $170,000 Public Records
• 2009-07-09 Sold (Public Records) $166,666 Public Records
• 2007-08-01 Sold (Public Records) $154,000 Public Records
• 2003-04-16 Sold (Public Records) $151,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,043 · +9.1% YoY. Source: county tax records.