706 E Lake St · Paragould, AR 72450

$69,500

2 bd · 1.0 ba · 853 sqft · SingleFamily public records · 45 Days on market

Built 1970 6,969 sqft lot $81/sqft · 19% above area Est $58k · 19% over

---

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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, recently remodeled 2-bedroom home. Updated 2-Bedroom, 1 Bath house located in a well-established neighborhood. Remodeled with modern finishes, comfortable, and functional layout. Perfect for first time home buyers or as an investment property. Convenient location with easy access to nearby amenities. A great opportunity to own a move-in ready home at an affordable price!

Key facts

• 6,969 sq ft lot
• Built 1970
• Listed 44 days

Property features AI

Exterior

• Parking: Side entry parking
• Utilities: Public sewer; Public water; Electric service (municipal plus Entergy)
• Home design: Single-family property; Property in BRAMLETT subdivision
• Construction: Metal or vinyl siding exterior; Crawl space foundation; Rolled roof
• Exterior features: Paved road access; Corner lot; Inside city limits

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Carpet flooring; Laundry room
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 265 units permitted in Greene County in 2024 (135 in 5+ unit buildings).
• This rent is only 17% of the median local income ($58k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $70k implies a 132% gain — meaningful room to come down on a strong offer.

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 $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $58,290
• List price: $69,500
• Delta: 19.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 E Poplar St	0.29mi	2/1.0	860 (+1%)	1mo	$46,500	$54	84
205 N 4th Ave	0.31mi	2/1.0	832 (-2%)	5mo	$76,500	$92	77
617 E Poplar	0.07mi	2/1.0	896 (+5%)	17mo	$28,000	$31	74
705 S 6th Ave	0.56mi	2/1.0	884 (+4%)	2mo	$68,000	$77	66
435 E Main St	0.34mi	2/1.0	869 (+2%)	23mo	$134,000	$154	62
108 N 4th Ave	0.35mi	3/1.0 (+1)	784 (-8%)	7mo	$120,000	$153	59
831 Rector Rd	0.60mi	3/1.0 (+1)	864 (+1%)	10mo	$35,000	$41	57
1004 Rector Rd	0.71mi	2/1.0	780 (-9%)	8mo	$31,000	$40	46
619 N 3rd St	0.68mi	2/1.0	725 (-15%)	7mo	$121,000	$167	37
713 Gentry St	0.70mi	2/1.0	768 (-10%)	17mo	$59,900	$78	37
303 C St	0.66mi	3/1.0 (+1)	936 (+10%)	22mo	$72,000	$77	30

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $3,237
• Equity at exit: $10,363

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $21,410
• Equity at exit: $6,009

Cash invested: $19,460 (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: 7.1×

Monthly cashflow live

• Estimated rent: $813 high
• Mortgage (P&I): −$364
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $228

Break-even live

Break-even rent $525

Max offer price $69,500

Occupancy floor 67%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 E Lake St Paragould, AR	3.0	1.0	1088	$695	$0.64	43d	1	0.11mi
504 S 3rd Ave Unit 2 Paragould, AR	1.0	1.0	532	$750	$1.41	43d	1	0.56mi
204 N 16th Ave Apt 1 Paragould, AR	1.0	1.0	900	$725	$0.81	43d	1	0.60mi
800 S 3rd Ave Paragould, AR	2.0	1.0	875	$900	$1.03	43d	1	0.74mi
700 S 4th St Unit 1 Paragould, AR	2.0	1.0	942	$725	$0.77	43d	1	0.91mi
405 N 7th St Unit 415 Paragould, AR	2.0	1.0	800	$940	$1.18	43d	1	0.96mi
506 W Mueller Apt 3 Paragould, AR	1.0	1.0	719	$695	$0.97	43d	1	1.11mi
1205 W Hunt St Unit 1 Paragould, AR	2.0	1.0	800	$825	$1.03	43d	1	1.38mi
1204 S 8th St Unit 2 Paragould, AR	2.0	1.0	979	$950	$0.97	43d	1	1.44mi
603 Wirt St Apt 1 Paragould, AR	2.0	1.0	840	$725	$0.86	43d	1	1.44mi
605 Wirt St Apt 8 Paragould, AR	2.0	1.0	840	$725	$0.86	43d	1	1.45mi
804 Ada St Unit 3 Paragould, AR	2.0	1.0	1059	$950	$0.90	43d	1	1.46mi
812 Ada St Unit 3 Paragould, AR	2.0	1.0	975	$950	$0.97	43d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $69,500 Active 45 DOM
2. 2026-06-18
   days on market $69,500 Active 44 DOM
3. 2026-06-17
   days on market $69,500 Active 43 DOM
4. 2026-06-16
   days on market $69,500 Active 42 DOM
5. 2026-06-15
   days on market $69,500 Active 41 DOM
6. 2026-06-14
   days on market $69,500 Active 39 DOM
7. 2026-06-12
   days on market $69,500 Active 38 DOM
8. 2026-06-09
   days on market $69,500 Active 35 DOM
9. 2026-06-08
   days on market $69,500 Active 34 DOM
10. 2026-06-07
    days on market $69,500 Active 33 DOM
11. 2026-06-05
    days on market $69,500 Active 30 DOM
12. 2026-06-03
    days on market $69,500 Active 29 DOM
13. 2026-06-02
    days on market $69,500 Active 28 DOM
14. 2026-06-01
    days on market $69,500 Active 27 DOM
15. 2026-05-31
    days on market $69,500 Active 26 DOM
16. 2026-05-30
    days on market $69,500 Active 25 DOM
17. 2026-05-05
    listed $69,500 New Listing 385-char remark
18. 2022-05-06
    soldstatus $30,000
19. 2012-07-13
    soldstatus $73,000

ⓘ 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: $253 · $21/mo
• Projected year-2 tax: $445 · $37/mo
• Expected delta: +$192/yr (+$16/mo · 76.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $9,760
• − Mortgage interest: −$3,893
• − Property taxes: −$253
• − Insurance: −$348
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$2,022
• Taxable income: $1,684
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,333/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

-65.1% since first listed

4 events — show timeline

• 2026-05-05 Listed $69,500 CARMLS
• 2022-05-06 Sold (Public Records) $30,000 Public Records
• 2012-07-13 Sold (Public Records) $73,000 Public Records
• 2008-07-28 Sold (Public Records) $199,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $253 · +0.7% YoY. Source: county tax records.