1803 Harkey St · Paris, AR 72855

$90,000

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 8 Days on market

Built 1980 0.27 ac lot $78/sqft · 14% below area Est $104k · 14% 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 +25.3/30.0
• ARV discount +13.7/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• 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

Welcome to 1803 E Harkey ST, a single-family residence in Paris, Arkansas, built in 1980. The metal roof provides years of service. This property offers a unique opportunity to create your ideal living space on a manageable . 27 acre lot. With three well-proportioned bedrooms and a large bathroom with tiled step in shower. This home has an open kitchen, dining, and living area. It presents a canvas for personalized living.

Key facts

• Metal roof
• 0.27 acre lot
• Parking

Tags

• METAL ROOF
• MANAGEABLE .27 ACRE LOT

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached carport; 1 covered parking space; Has carport
• Utilities: Electricity available; Public water; Public sewer
• Home design: 1 story; Brick construction; Metal roof; Slab foundation
• Construction: Brick construction; Metal roof; Built 25+ years ago; Slab foundation
• Exterior features: Concrete driveway; Covered porch; Partial fencing; City lot; Level lot; Subdivision lot; Paved public road frontage

Interior

• Kitchen: Electric range
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.0% 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 $622 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago 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

• 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 $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $104,270
• List price: $90,000
• Delta: -13.69%
• 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	0.74mi	3/1.5	1,161 (0%)	6mo	$30,000	$26	58
1112 E Wood St	0.60mi	3/2.0	1,209 (+4%)	9mo	$152,700	$126	53
1160 Wood St	0.59mi	3/1.0	1,032 (-11%)	1mo	$115,000	$111	53
1116 Academy St	0.35mi	3/2.0	1,274 (+10%)	18mo	$30,000	$24	48
1104 Main St	0.39mi	2/2.0 (-1)	1,260 (+8%)	15mo	$20,000	$16	46
817 E Chism St	0.59mi	2/1.0 (-1)	1,232 (+6%)	15mo	$57,400	$47	45
519 S 10th St	0.45mi	2/1.0 (-1)	1,004 (-14%)	10mo	$62,000	$62	43
618 Academy St	0.57mi	3/2.0	1,240 (+7%)	20mo	$105,000	$85	41
804 Wahl St	0.68mi	3/2.0	1,250 (+8%)	15mo	$157,000	$126	39
3202 Chism St	0.69mi	3/2.0	1,294 (+12%)	8mo	$80,000	$62	38
614 N 7th St	0.73mi	2/1.0 (-1)	1,039 (-10%)	13mo	$120,000	$115	33
610 N 7th St	0.72mi	2/1.0 (-1)	988 (-15%)	20mo	$84,000	$85	20

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,559
• Equity at exit: $13,419

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $15,459
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $204

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $266	-5% $235	+0% $204	+5% $173	+10% $142
Rent	-10% $122	-5% $163	+0% $204	+5% $246	+10% $287
Rate	-1.0pp $250	-0.5pp $227	base $204	+0.5pp $181	+1.0pp $157

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-15
   remarks 427-char remark
2. 2026-06-15
   statuslisting id $90,000 Pending 8 DOM
3. 2026-05-13
   status Under Contract 426-char remark

   Show marketing remark (426 chars)

   Welcome to 1803 E Harkey ST, a single-family residence in Paris, Arkansas, built in 1980. The metal roof provides years of service. This property offers a unique opportunity to create your ideal living space on a manageable . 27 acre lot. With three well-proportioned bedrooms and a large bathroom with tiled step in shower. This home has an open kitchen, dining, and living area. It presents a canvas for personalized living.

4. 2026-05-13
   status Pending 427-char remark

   Show marketing remark (426 chars)

   Welcome to 1803 E Harkey ST, a single-family residence in Paris, Arkansas, built in 1980. The metal roof provides years of service. This property offers a unique opportunity to create your ideal living space on a manageable . 27 acre lot. With three well-proportioned bedrooms and a large bathroom with tiled step in shower. This home has an open kitchen, dining, and living area. It presents a canvas for personalized living.

5. 2026-05-05
   listed $90,000 New Listing 426-char remark

   Show marketing remark (426 chars)

   Welcome to 1803 E Harkey ST, a single-family residence in Paris, Arkansas, built in 1980. The metal roof provides years of service. This property offers a unique opportunity to create your ideal living space on a manageable . 27 acre lot. With three well-proportioned bedrooms and a large bathroom with tiled step in shower. This home has an open kitchen, dining, and living area. It presents a canvas for personalized living.

6. 2026-05-05
   listed $90,000 Active 427-char remark

   Show marketing remark (426 chars)

   Welcome to 1803 E Harkey ST, a single-family residence in Paris, Arkansas, built in 1980. The metal roof provides years of service. This property offers a unique opportunity to create your ideal living space on a manageable . 27 acre lot. With three well-proportioned bedrooms and a large bathroom with tiled step in shower. This home has an open kitchen, dining, and living area. It presents a canvas for personalized living.

7. 2025-10-20
   listed $126,000 Active
8. 2021-05-13
   soldstatus $78,000
9. 2021-05-13
   soldstatus $78,000
10. 2020-10-16
    listed $82,500
11. 1995-08-24
    soldstatus $38,000
12. 1995-03-28
    soldstatus $17,333

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 21 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: $12,550
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,618
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,191/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

+419.2% since first listed

12 events — show timeline

• 2026-06-12 Sold (MLS) $90,000 CARMLS
• 2026-06-12 Sold (MLS) $90,000 NWARMLS
• 2026-05-13 Pending — CARMLS
• 2026-05-13 Pending — NWARMLS
• 2026-05-05 Listed $90,000 CARMLS
• 2026-05-05 Listed $90,000 NWARMLS
• 2025-10-20 Listed $126,000 WRVBOR
• 2021-05-13 Sold (Public Records) $78,000 Public Records
• 2021-05-13 Sold (MLS) $78,000 WRVBOR
• 2020-10-16 Listed $82,500 WRVBOR
• 1995-08-24 Sold (Public Records) $38,000 Public Records
• 1995-03-28 Sold (Public Records) $17,333 Public Records

Property tax history

+10.1%/yr

Latest (2025): $82 · -45.1% YoY. Source: county tax records.