1111 Fuller St · Paris, AR 72855

$79,900

3 bd · 1.5 ba · 1,110 sqft · SingleFamily public records · 249 Days on market

Built 1996 6,970 sqft lot $72/sqft · 18% below area Est $97k · 18% under ↓ 10% since listing

---

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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

This cozy 3-bedroom, 1.5-bath home is brimming with potential and waiting for your personal touch. Whether you're a first-time buyer looking to build equity or an investor seeking a smart addition to your portfolio, this property checks all the boxes. At this price point, it is a rare find in today's market. Ideal for buyers looking to get in at a great value.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.5% 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: crime F, amenities F, commute 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 $552 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $96,882
• List price: $79,900
• Delta: -17.53%
• 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
1205 Crescent Dr	0.48mi	3/1.5	1,161 (+5%)	6mo	$30,000	$26	65
519 S 10th St	0.12mi	2/1.0 (-1)	1,004 (-10%)	10mo	$62,000	$62	63
804 E Academy St	0.18mi	2/1.0 (-1)	974 (-12%)	1mo	$114,000	$117	63
1160 Wood St	0.60mi	3/1.0	1,032 (-7%)	1mo	$115,000	$111	58
111 Grober St	0.70mi	2/1.0 (-1)	1,088 (-2%)	1mo	$85,000	$78	56
513 4th St	0.61mi	3/2.0	1,032 (-7%)	3mo	$120,000	$116	56
714 E Academy St	0.20mi	2/1.0 (-1)	980 (-12%)	12mo	$105,000	$107	54
1112 E Wood St	0.58mi	3/2.0	1,209 (+9%)	9mo	$152,700	$126	48
1104 Main St	0.22mi	2/2.0 (-1)	1,260 (+14%)	15mo	$20,000	$16	48
804 Wahl St	0.40mi	3/2.0	1,250 (+13%)	15mo	$157,000	$126	46
614 N 7th St	0.57mi	2/1.0 (-1)	1,039 (-6%)	13mo	$120,000	$115	45
817 E Chism St	0.46mi	2/1.0 (-1)	1,232 (+11%)	15mo	$57,400	$47	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: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,066
• Equity at exit: $11,913

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $25,491
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $267

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 69%

Sensitivity live

Price	-10% $322	-5% $294	+0% $267	+5% $239	+10% $212
Rent	-10% $185	-5% $226	+0% $267	+5% $308	+10% $349
Rate	-1.0pp $307	-0.5pp $287	base $267	+0.5pp $246	+1.0pp $225

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $79,900 Active 249 DOM
2. 2026-06-19
   days on market $79,900 Active 247 DOM
3. 2026-06-18
   days on market $79,900 Active 246 DOM
4. 2026-06-17
   days on market $79,900 Active 245 DOM
5. 2026-06-16
   days on market $79,900 Active 244 DOM
6. 2026-06-15
   days on market $79,900 Active 243 DOM
7. 2026-06-14
   days on market $79,900 Active 241 DOM
8. 2026-06-12
   days on market $79,900 Active 240 DOM
9. 2026-06-09
   days on market $79,900 Active 237 DOM
10. 2026-06-08
    days on market $79,900 Active 236 DOM
11. 2026-06-07
    days on market $79,900 Active 235 DOM
12. 2026-06-07
    days on market $79,900 Active 234 DOM
13. 2026-06-04
    days on market $79,900 Active 231 DOM
14. 2026-06-02
    days on market $79,900 Active 230 DOM
15. 2026-06-01
    days on market $79,900 Active 229 DOM
16. 2026-05-31
    days on market $79,900 Active 228 DOM
17. 2026-05-31
    days on market $79,900 Active 227 DOM
18. 2026-01-16
    price $79,900 362-char remark

    Show marketing remark (362 chars)

    This cozy 3-bedroom, 1.5-bath home is brimming with potential and waiting for your personal touch. Whether you're a first-time buyer looking to build equity or an investor seeking a smart addition to your portfolio, this property checks all the boxes. At this price point, it is a rare find in today's market. Ideal for buyers looking to get in at a great value.

19. 2025-10-15
    listed $88,500 Active 362-char remark

    Show marketing remark (362 chars)

    This cozy 3-bedroom, 1.5-bath home is brimming with potential and waiting for your personal touch. Whether you're a first-time buyer looking to build equity or an investor seeking a smart addition to your portfolio, this property checks all the boxes. At this price point, it is a rare find in today's market. Ideal for buyers looking to get in at a great value.

ⓘ 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 ≥111°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: $12,441
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,324
• Taxable income: $2,053
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $2,710/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

-9.7% since first listed

2 events — show timeline

• 2026-01-16 Price Changed $79,900 WRVBOR
• 2025-10-15 Listed $88,500 WRVBOR

Property tax history

+7.6%/yr

Latest (2024): $58 · -56.1% YoY. Source: county tax records.