517 Red Barn Antique Rd · Subiaco, AR 72855

$1

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 42 Days on market

Built 2009 9.36 ac lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Auction 6/13/2026 @ 10 am. This well-maintained property features a charming 1,013-square-foot log home with three bedrooms, one bath, mud room with sink & shower and an inviting covered porch. Situated on approximately 9.36 beautiful, open acres, the land is functional and ready for use with a pond, cross-fencing, and plenty of space. The property also includes a substantial 1,200-square-foot metal shop building equipped with a sliding door, making it ideal for equipment storage or a workshop. This is a rare opportunity to own a clean, move-in-ready home with acreage and versatile outbuilding.

Key facts

• Covered porch
• Pond
• Cross-fencing

Tags

• LOG HOME
• COVERED PORCH
• OPEN ACRES
• POND
• CROSS-FENCING
• METAL SHOP BUILDING

Property features AI

Exterior

• Parking: Gravel parking
• Security: Security system
• Utilities: Public water; Electricity available; Water available
• Home design: Single-family house; One story; Entry level: One
• Construction: Log construction with log siding; Metal roof; Slab foundation; Built on one level
• Exterior features: Covered porch; Wire fencing; Outbuilding; Workshop; Public-maintained gravel road

Interior

• Kitchen: Dishwasher; Oven; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Security system
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $88,047 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $1).

Location & tenants

• Location reads 62/100 on livability (#209 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Paris School District (town): math 41% / reading 37% proficiency, ranked #83 of 238 in AR (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Paris Elementary School (math 57% / reading 27%, grade F, #173 of 454 statewide, top 43%, 431 students, 100% FRL); Paris Middle School (math 39% / reading 43%, grade F, #83 of 201 statewide, top 44%, 317 students, 100% FRL); Paris High School (math 32% / reading 37%, grade F, #92 of 292 statewide, top 37%, 335 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 132070.6% of price.
• Climate carrying-cost: moderate 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 $1

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $88,047
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-6,186
• Equity at exit: $13,128

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $5,058
• Equity at exit: $7,613

Cash invested: $24,653 (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 72855

• Home prices YoY: -8.3%
• Active inventory: 78

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$462
• Tax est. 1.5%: −$110 /mo · $1,321/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $127

Break-even live

Break-even rent $770

Max offer price $88,047

Occupancy floor 81%

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: $22,012
• Closing costs: $2,641
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $1 Pending 42 DOM
2. 2026-06-15
   days on market $1 Active 42 DOM
3. 2026-06-14
   days on market $1 Active 40 DOM
4. 2026-06-12
   days on market $1 Active 39 DOM
5. 2026-06-09
   days on market $1 Active 36 DOM
6. 2026-06-08
   days on market $1 Active 35 DOM
7. 2026-06-07
   days on market $1 Active 34 DOM
8. 2026-06-07
   days on market $1 Active 33 DOM
9. 2026-06-04
   days on market $1 Active 30 DOM
10. 2026-06-02
    days on market $1 Active 29 DOM
11. 2026-06-01
    days on market $1 Active 28 DOM
12. 2026-05-31
    days on market $1 Active 27 DOM
13. 2026-05-31
    days on market $1 Active 26 DOM
14. 2026-04-30
    listed $1 Active 607-char remark
15. 2006-02-22
    soldstatus $30,000
16. 2004-04-22
    soldstatus $30,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $11,167
• − Mortgage interest: −$4,932
• − Property taxes: −$1,321
• − Insurance: −$440
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$2,561
• Taxable income: $126
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $1,490/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: Paris School District
• NCES district ID: 0511130
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $34,950
• Composite: 32.25/100
• National rank: #5763
• State rank: #83 of 238 in AR

Livability — Subiaco

• Score: 62/100
• State rank: #209
• US rank: #16306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,462

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1% Chinese 1%

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: ▼ -15.40%
• Current HPI: 170.513
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-15 Pending — WRVBOR
• 2026-04-30 Listed $1 WRVBOR
• 2006-02-22 Sold (Public Records) $30,000 Public Records
• 2004-04-22 Sold (Public Records) $30,000 Public Records

Property tax history

-14.4%/yr

Latest (2025): $18 · +6.0% YoY. Source: county tax records.