206 N Vine St · Paris, AR 72855

$100,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 39 Days on market

6,111 sqft lot $130/sqft · at area comps Est $96k · at est.

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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 +16.7/30.0
• ARV discount +5.8/15.0
• DSCR +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• 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

Welcome to 206 N Vine Street—just minutes from the heart of downtown Paris! This beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of charm and modern updates. Featuring a new roof, fresh interior and exterior paint, and updated LVP flooring throughout, every detail has been thoughtfully completed. The fully renovated bathroom adds a fresh, clean feel, while the functional layout makes the most of its space. Situated on a manageable lot with an outbuilding for additional storage, this property is move-in ready and ideal for first-time buyers, downsizers, or investors looking for a turnkey rental or Airbnb opportunity. Convenient location, stylish updates, and low-maintenance living make this one a must-see!

Key facts

• Manageable lot
• Updated lvp flooring
• New roof

Tags

• NEW ROOF
• FULLY RENOVATED BATHROOM
• UPDATED LVP FLOORING
• MANAGEABLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $62 ($739/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 $83k (16.5% below list).
• Recommended offer: $83k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.5% in Paris — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $691 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 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,459 (16.5% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (median comp): $96,357
• List price: $100,000
• Delta: 3.78%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-12,325
• Equity at exit: $14,910

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-5,862
• Equity at exit: $8,646

Cash invested: $28,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $62

Break-even live

Break-even rent $757

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $118	-5% $90	+0% $62	+5% $33	+10% $5
Rent	-10% $-4	-5% $29	+0% $62	+5% $95	+10% $128
Rate	-1.0pp $112	-0.5pp $87	base $62	+0.5pp $36	+1.0pp $9

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-18
   status Pending 742-char remark

   Show marketing remark (742 chars)

   Welcome to 206 N Vine Street—just minutes from the heart of downtown Paris! This beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of charm and modern updates. Featuring a new roof, fresh interior and exterior paint, and updated LVP flooring throughout, every detail has been thoughtfully completed. The fully renovated bathroom adds a fresh, clean feel, while the functional layout makes the most of its space. Situated on a manageable lot with an outbuilding for additional storage, this property is move-in ready and ideal for first-time buyers, downsizers, or investors looking for a turnkey rental or Airbnb opportunity. Convenient location, stylish updates, and low-maintenance living make this one a must-see!

2. 2026-04-28
   price $100,000 742-char remark

   Show marketing remark (742 chars)

   Welcome to 206 N Vine Street—just minutes from the heart of downtown Paris! This beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of charm and modern updates. Featuring a new roof, fresh interior and exterior paint, and updated LVP flooring throughout, every detail has been thoughtfully completed. The fully renovated bathroom adds a fresh, clean feel, while the functional layout makes the most of its space. Situated on a manageable lot with an outbuilding for additional storage, this property is move-in ready and ideal for first-time buyers, downsizers, or investors looking for a turnkey rental or Airbnb opportunity. Convenient location, stylish updates, and low-maintenance living make this one a must-see!

3. 2026-04-09
   listed $110,000 Active 742-char remark

   Show marketing remark (742 chars)

   Welcome to 206 N Vine Street—just minutes from the heart of downtown Paris! This beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of charm and modern updates. Featuring a new roof, fresh interior and exterior paint, and updated LVP flooring throughout, every detail has been thoughtfully completed. The fully renovated bathroom adds a fresh, clean feel, while the functional layout makes the most of its space. Situated on a manageable lot with an outbuilding for additional storage, this property is move-in ready and ideal for first-time buyers, downsizers, or investors looking for a turnkey rental or Airbnb opportunity. Convenient location, stylish updates, and low-maintenance living make this one a must-see!

4. 2026-01-14
   price $110,000
5. 2025-10-13
   listed $112,500 Active
6. 2021-09-03
   soldstatus $85,000
7. 2021-07-29
   soldstatus $125,000
8. 1999-09-01
   soldstatus $28,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$260/yr (+$22/mo · 68.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥113°F today · 21 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: $10,015
• − Mortgage interest: −$5,602
• − Property taxes: −$380
• − Insurance: −$500
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$2,909
• Taxable loss: −$978
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $974/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

+257.1% since first listed

8 events — show timeline

• 2026-05-18 Pending — WRVBOR
• 2026-04-28 Price Changed $100,000 WRVBOR
• 2026-04-09 Listed $110,000 WRVBOR
• 2026-01-14 Price Changed $110,000 WRVBOR
• 2025-10-13 Listed $112,500 WRVBOR
• 2021-09-03 Sold (Public Records) $85,000 Public Records
• 2021-07-29 Sold (Public Records) $125,000 Public Records
• 1999-09-01 Sold (Public Records) $28,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $380 · +10.0% YoY. Source: county tax records.