116 S Express St · Paris, AR 72855

$87,000

1 bd · 1.0 ba · 570 sqft · SingleFamily public records · 56 Days on market

0.41 ac lot

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Why this score? — see what drove the D+ 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• 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

Located just one block from the heart of downtown, this 1 bedroom, 1 bathroom home offers 570 square feet of opportunity! With a new roof, new hot water tank, and updated gas and plumbing lines, many of the big-ticket items are already taken care of. All that’s left is your personal touch to bring the interior to life. The home boasts adorable curb appeal, and with just a bit of cosmetic TLC, it could shine as a fantastic starter home or a smart investment property. Whether you're a first-time homebuyer or looking to expand your rental portfolio, this one is worth a look!

Key facts

• New hot water tank
• Newer roof
• Updated gas lines

Tags

• PRIME LOCATION
• SPACIOUS LOT
• NEWER ROOF
• UPDATED PLUMBING LINES
• UPDATED GAS LINES
• NEW HOT WATER TANK

Property features AI

Finance

• Other: Virtual tour available; Directions: Start at the downtown Paris square. Head south on Elm Street / AR-309. Turn left onto W Walnut Street. Turn right onto S Express Street. The property at 116 S Express St will be on your right.
• Financial info: Tax information not included per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Parking information not provided
• Security: Smoke detector(s); Fire alarm
• Utilities: Electricity available; Natural gas available
• Home design: Single family residence; One story
• Construction: Shingle roof; Construction materials: Other / See remarks; Built year not provided; No basement
• Exterior features: Cleared city lot; Paved public road access; Workshop; Outbuilding

Interior

• Kitchen: Oven
• Bedrooms: Bedrooms information not provided
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window cooling units; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Smoke detector(s); Fire alarm
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $24 ($294/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $76k (12.2% below list).
• Recommended offer: $76k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 79 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 $601 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 56 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $76,377 (12.2% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-12,540
• Equity at exit: $12,972

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-8,919
• Equity at exit: $7,522

Cash invested: $24,360 (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: 79
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $764 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $24

Break-even live

Break-even rent $733

Max offer price $87,000

Occupancy floor 92%

Sensitivity live

Price	-10% $74	-5% $49	+0% $24	+5% $0	+10% $-25
Rent	-10% $-36	-5% $-6	+0% $24	+5% $55	+10% $85
Rate	-1.0pp $68	-0.5pp $47	base $24	+0.5pp $2	+1.0pp $-21

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $87,000 Active 56 DOM
2. 2026-06-21
   days on market $87,000 Active 55 DOM
3. 2026-06-19
   days on market $87,000 Active 53 DOM
4. 2026-06-18
   days on market $87,000 Active 52 DOM
5. 2026-06-17
   days on market $87,000 Active 51 DOM
6. 2026-06-16
   days on market $87,000 Active 50 DOM
7. 2026-06-15
   days on market $87,000 Active 49 DOM
8. 2026-06-14
   days on market $87,000 Active 47 DOM
9. 2026-06-12
   days on market $87,000 Active 46 DOM
10. 2026-06-09
    pricedays on market $87,000 Active 43 DOM
11. 2026-06-08
    days on market $90,000 Active 42 DOM
12. 2026-06-07
    days on market $90,000 Active 41 DOM
13. 2026-06-07
    days on market $90,000 Active 40 DOM
14. 2026-06-04
    days on market $90,000 Active 37 DOM
15. 2026-06-02
    days on market $90,000 Active 36 DOM
16. 2026-06-01
    days on market $90,000 Active 35 DOM
17. 2026-05-31
    days on market $90,000 Active 34 DOM
18. 2026-05-31
    days on market $90,000 Active 33 DOM
19. 2026-04-23
    listed $90,000 Active 950-char remark
20. 2025-10-09
    soldstatus $85,000 Closed 588-char remark

    Show marketing remark (588 chars)

    Located just one block from the heart of downtown, this 1 bedroom, 1 bathroom home offers 570 square feet of opportunity! With a new roof, new hot water tank, and updated gas and plumbing lines, many of the big-ticket items are already taken care of. All that’s left is your personal touch to bring the interior to life. The home boasts adorable curb appeal, and with just a bit of cosmetic TLC, it could shine as a fantastic starter home or a smart investment property. Whether you're a first-time homebuyer or looking to expand your rental portfolio, this one is worth a look!

21. 2025-08-29
    status Pending 588-char remark

    Show marketing remark (588 chars)

    Located just one block from the heart of downtown, this 1 bedroom, 1 bathroom home offers 570 square feet of opportunity! With a new roof, new hot water tank, and updated gas and plumbing lines, many of the big-ticket items are already taken care of. All that’s left is your personal touch to bring the interior to life. The home boasts adorable curb appeal, and with just a bit of cosmetic TLC, it could shine as a fantastic starter home or a smart investment property. Whether you're a first-time homebuyer or looking to expand your rental portfolio, this one is worth a look!

22. 2025-08-11
    listed $89,500 Active 588-char remark

    Show marketing remark (588 chars)

    Located just one block from the heart of downtown, this 1 bedroom, 1 bathroom home offers 570 square feet of opportunity! With a new roof, new hot water tank, and updated gas and plumbing lines, many of the big-ticket items are already taken care of. All that’s left is your personal touch to bring the interior to life. The home boasts adorable curb appeal, and with just a bit of cosmetic TLC, it could shine as a fantastic starter home or a smart investment property. Whether you're a first-time homebuyer or looking to expand your rental portfolio, this one is worth a look!

23. 2018-04-23
    soldstatus $30,000
24. 1999-02-16
    soldstatus $22,394

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $557 · $46/mo
• Expected delta: +$318/yr (+$26/mo · 132.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 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: $9,165
• − Mortgage interest: −$4,873
• − Property taxes: −$239
• − Insurance: −$1,232
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$2,531
• Taxable loss: −$1,177
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $576/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

+288.5% since first listed

7 events — show timeline

• 2026-06-09 Price Changed $87,000 WRVBOR
• 2026-04-23 Listed $90,000 WRVBOR
• 2025-10-09 Sold (MLS) $85,000 WRVBOR
• 2025-08-29 Pending — WRVBOR
• 2025-08-11 Listed $89,500 WRVBOR
• 2018-04-23 Sold (Public Records) $30,000 Public Records
• 1999-02-16 Sold (Public Records) $22,394 Public Records

Property tax history

+2.3%/yr

Latest (2024): $239 · +0.0% YoY. Source: county tax records.