604-606 S 5th St · Paris, AR 72855

$60,000

4 bd · 1.0 ba · 640 sqft · SingleFamily public records · 217 Days on market

1.42 ac lot $94/sqft · 8% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Get two for the price of one. There are two one bedroom, one bath homes sitting on 1.42 acre lot just waiting for a new owner to come bring them back to life. They acreage is cleared around the two houses and could be a great site for a new home or anything you can imagine.

Key facts

• Cleared acreage
• 1.42 acre lot
• One bedroom

Tags

• ONE BEDROOM
• ONE BATH
• 1.42 ACRE LOT
• CLEARED ACREAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.6% in Paris — 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 69/100 on livability (#68 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.
• 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.
• 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $60k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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: 1.58% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (median comp): $134,060
• List price: $60,000
• Delta: -55.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $15,123
• Equity at exit: $8,946

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $45,105
• Equity at exit: $5,188

Cash invested: $16,800 (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
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $390

Break-even live

Break-even rent $454

Max offer price $60,000

Occupancy floor 54%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $60,000 Active 217 DOM
2. 2026-06-18
   days on market $60,000 Active 216 DOM
3. 2026-06-17
   days on market $60,000 Active 215 DOM
4. 2026-06-16
   days on market $60,000 Active 214 DOM
5. 2026-06-15
   days on market $60,000 Active 213 DOM
6. 2026-06-14
   days on market $60,000 Active 211 DOM
7. 2026-06-12
   days on market $60,000 Active 210 DOM
8. 2026-06-09
   days on market $60,000 Active 207 DOM
9. 2026-06-08
   days on market $60,000 Active 206 DOM
10. 2026-06-07
    days on market $60,000 Active 205 DOM
11. 2026-06-07
    days on market $60,000 Active 204 DOM
12. 2026-06-04
    days on market $60,000 Active 201 DOM
13. 2026-06-02
    days on market $60,000 Active 200 DOM
14. 2026-06-01
    days on market $60,000 Active 199 DOM
15. 2026-05-31
    days on market $60,000 Active 198 DOM
16. 2026-05-31
    days on market $60,000 Active 197 DOM
17. 2026-04-23
    price $60,000 292-char remark

    Show marketing remark (292 chars)

    Investor Special. Get two for the price of one. There are two one bedroom, one bath homes sitting on 1.42 acre lot just waiting for a new owner to come bring them back to life. They acreage is cleared around the two houses and could be a great site for a new home or anything you can imagine.

18. 2026-02-11
    price $80,000 292-char remark

    Show marketing remark (292 chars)

    Investor Special. Get two for the price of one. There are two one bedroom, one bath homes sitting on 1.42 acre lot just waiting for a new owner to come bring them back to life. They acreage is cleared around the two houses and could be a great site for a new home or anything you can imagine.

19. 2026-01-01
    price $90,000 292-char remark

    Show marketing remark (292 chars)

    Investor Special. Get two for the price of one. There are two one bedroom, one bath homes sitting on 1.42 acre lot just waiting for a new owner to come bring them back to life. They acreage is cleared around the two houses and could be a great site for a new home or anything you can imagine.

20. 2025-11-14
    listed $115,000 Active 292-char remark

    Show marketing remark (292 chars)

    Investor Special. Get two for the price of one. There are two one bedroom, one bath homes sitting on 1.42 acre lot just waiting for a new owner to come bring them back to life. They acreage is cleared around the two houses and could be a great site for a new home or anything you can imagine.

21. 2004-06-15
    soldstatus $28,000
22. 2004-01-05
    soldstatus $17,000

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$158/yr (+$13/mo · 69.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,376
• − Mortgage interest: −$3,361
• − Property taxes: −$226
• − Insurance: −$300
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,745
• Taxable income: $3,923
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,743/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 — Paris

• Score: 69/100
• State rank: #68
• US rank: #8544

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paris, AR
• 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

+252.9% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $60,000 WRVBOR
• 2026-02-11 Price Changed $80,000 WRVBOR
• 2026-01-01 Price Changed $90,000 WRVBOR
• 2025-11-14 Listed $115,000 WRVBOR
• 2004-06-15 Sold (Public Records) $28,000 Public Records
• 2004-01-05 Sold (Public Records) $17,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $226 · +9.9% YoY. Source: county tax records.