525 W Thompson St · Paragould, AR 72450

$80,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 189 Days on market

7,405 sqft lot $56/sqft · 31% below area Est $116k · 31% under

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Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Welcome to the market !! 525 W Thompson! This property includes the home plus the adjoining lot, offering extra space and added value. The home features 3 bedrooms, 2 bathrooms, a closed-in front and back porch, and a dedicated laundry room. It is being SOLD "AS IS. " It does need some work, but it presents an excellent opportunity for the right buyer. Perfect for flippers, investors, or anyone looking for a project with great potential. Schedule your showing today!

Key facts

• Adjoining lot
• Detached
• 7,405 sq ft lot

Tags

• ADJOINING LOT
• CLOSED-IN FRONT AND BACK PORCH
• DEDICATED LAUNDRY ROOM
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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: 1.23% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $116,020
• List price: $80,000
• Delta: -31.05%
• 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
624 W Thompson St	0.11mi	3/2.0	1,374 (-3%)	2mo	$60,000	$44	88
3505 Sweet Gum	0.33mi	4/2.0 (+1)	1,497 (+6%)	0mo	$232,430	$155	70
816 W Park St	0.26mi	3/1.0	1,331 (-6%)	10mo	$94,500	$71	66
107 E Pearl St	0.51mi	4/2.0 (+1)	1,339 (-5%)	5mo	$112,000	$84	57
812 W Emerson St	0.49mi	3/2.0	1,246 (-12%)	2mo	$80,000	$64	56
1105 W Thompson	0.46mi	3/1.5	1,582 (+12%)	2mo	$121,250	$77	56
105 E Pearl St E	0.51mi	4/1.5 (+1)	1,500 (+6%)	8mo	$135,900	$91	53
608 W Poplar	0.57mi	3/1.5	1,524 (+8%)	8mo	$159,000	$104	52
508 Bertig St	0.31mi	4/1.0 (+1)	1,206 (-15%)	2mo	$40,000	$33	50
114 Meadow Cir	0.72mi	3/2.0	1,248 (-12%)	3mo	$165,000	$132	44
315 N 6th St	0.69mi	3/2.0	1,225 (-14%)	5mo	$192,000	$157	41
121 S 12th St	0.65mi	2/2.0 (-1)	1,242 (-12%)	4mo	$80,000	$64	41

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,224
• Equity at exit: $11,928

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $25,777
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$420
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $270

Break-even live

Break-even rent $644

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 S 4th St Unit 1 Paragould, AR	2.0	1.0	942	$725	$0.77	43d	1	0.14mi
1204 S 8th St Unit 2 Paragould, AR	2.0	1.0	979	$950	$0.97	43d	1	0.41mi
800 S 3rd Ave Paragould, AR	2.0	1.0	875	$900	$1.03	43d	1	0.42mi
804 Ada St Unit 3 Paragould, AR	2.0	1.0	1059	$950	$0.90	43d	1	0.43mi
812 Ada St Unit 3 Paragould, AR	2.0	1.0	975	$950	$0.97	43d	1	0.46mi
528 E Lake St Paragould, AR	3.0	1.0	1088	$695	$0.64	43d	1	0.97mi
307 N 12th Ave Paragould, AR	3.0	1.0	1240	$1,195	$0.96	43d	1	1.37mi

Listing history 20 events

1. 2026-06-19
   days on market $80,000 Active 189 DOM
2. 2026-06-18
   statusdays on market $80,000 Active 188 DOM
3. 2026-06-17
   days on market $80,000 Back on Market 187 DOM
4. 2026-06-16
   days on market $80,000 Back on Market 186 DOM
5. 2026-06-15
   days on market $80,000 Back on Market 185 DOM
6. 2026-06-14
   days on market $80,000 Back on Market 183 DOM
7. 2026-06-12
   statusdays on market $80,000 Back on Market 182 DOM
8. 2026-06-09
   days on market $80,000 Price Change 181 DOM
9. 2026-06-08
   pricestatusdays on market $80,000 Price Change 180 DOM
10. 2026-06-07
    days on market $99,000 Active 179 DOM
11. 2026-06-05
    days on market $99,000 Active 176 DOM
12. 2026-06-03
    days on market $99,000 Active 175 DOM
13. 2026-06-02
    days on market $99,000 Active 174 DOM
14. 2026-06-01
    days on market $99,000 Active 173 DOM
15. 2026-05-31
    days on market $99,000 Active 172 DOM
16. 2026-05-30
    days on market $99,000 Active 171 DOM
17. 2026-03-10
    status Back on Market 481-char remark

    Show marketing remark (481 chars)

    Welcome to the market !! 525 W Thompson! This property includes the home plus the adjoining lot, offering extra space and added value. The home features 3 bedrooms, 2 bathrooms, a closed-in front and back porch, and a dedicated laundry room. It is being SOLD "AS IS. " It does need some work, but it presents an excellent opportunity for the right buyer. Perfect for flippers, investors, or anyone looking for a project with great potential. Schedule your showing today!

18. 2026-02-25
    historical Take Backups 481-char remark

    Show marketing remark (481 chars)

    Welcome to the market !! 525 W Thompson! This property includes the home plus the adjoining lot, offering extra space and added value. The home features 3 bedrooms, 2 bathrooms, a closed-in front and back porch, and a dedicated laundry room. It is being SOLD "AS IS. " It does need some work, but it presents an excellent opportunity for the right buyer. Perfect for flippers, investors, or anyone looking for a project with great potential. Schedule your showing today!

19. 2025-12-10
    listed $99,000 Active 467-char remark

    Show marketing remark (467 chars)

    Welcome to the market!! 525 W Thompson! This property includes the home plus the adjoining lot, offering extra space and added value. The home features 3 bedrooms, 2 bathrooms, a closed-in front and back porch, and a dedicated laundry room. It is being SOLD AS IS. It does need some work, but it presents an excellent opportunity for the right buyer. Perfect for flippers, investors, or anyone looking for a project with great potential. Schedule your showing today!

20. 2025-12-09
    listed $99,000 New Listing 481-char remark

    Show marketing remark (481 chars)

    Welcome to the market !! 525 W Thompson! This property includes the home plus the adjoining lot, offering extra space and added value. The home features 3 bedrooms, 2 bathrooms, a closed-in front and back porch, and a dedicated laundry room. It is being SOLD "AS IS. " It does need some work, but it presents an excellent opportunity for the right buyer. Perfect for flippers, investors, or anyone looking for a project with great potential. Schedule your showing today!

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,835
• − Mortgage interest: −$4,481
• − Property taxes: −$675
• − Insurance: −$400
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,327
• Taxable income: $2,058
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,747/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

+0.0% since first listed

4 events — show timeline

• 2026-03-10 Relisted — CARMLS
• 2026-02-25 Contingent — CARMLS
• 2025-12-10 Listed $99,000 NEABOR MLS
• 2025-12-09 Listed $99,000 CARMLS