1105 E Walnut St · Paris, AR 72855

$95,000

2 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 8 Days on market

7,836 sqft lot Est $134k · 29% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• 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

REO PROPERTY-BANK OWNED. PROPERTY SOLD “AS IS”. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to accuracy of the property information or photographs. Buyer to turn on Utilities for INSPECTIONS.

Key facts

• Excellent visibility
• Accessibility
• Bonus room

Tags

• BONUS ROOM
• NEW ROOF
• CONVENIENT LOCATION
• EXCELLENT VISIBILITY
• ACCESSIBILITY

Property features AI

Exterior

• Parking: Concrete parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; House; One story; South-facing
• Construction: Stone construction; Asphalt shingle roof
• Exterior features: Patio; Partial fencing; Cleared, landscaped, level lot; Paved public road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Flooring: Carpet; Ceramic tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan cooling
• Interior features: Built-in features; Ceiling fans; Storage; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.3% 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: 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 $657 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.
• 2 sale attempts since 14y 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.
• Current owner paid $12k; list at $95k implies a 716% gain — meaningful room to come down on a strong offer.

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 $95,000

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: 1.09% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $134,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Main St	0.02mi	2/2.0	1,260 (-4%)	15mo	$20,000	$16	75
801 Main St	0.14mi	3/1.0 (+1)	1,392 (+6%)	12mo	$144,000	$103	69
1104 Fuller St	0.21mi	3/2.0 (+1)	1,372 (+4%)	11mo	$140,000	$102	65
817 E Chism St	0.26mi	2/1.0	1,232 (-6%)	15mo	$57,400	$47	65
1116 Academy St	0.13mi	3/2.0 (+1)	1,274 (-3%)	18mo	$30,000	$24	64
702 5th St	0.47mi	3/1.0 (+1)	1,440 (+9%)	1mo	$57,000	$40	57
618 Academy St	0.25mi	3/2.0 (+1)	1,240 (-6%)	20mo	$105,000	$85	53
1112 E Wood St	0.40mi	3/2.0 (+1)	1,209 (-8%)	9mo	$152,700	$126	51
1133 Old Airport Rd	0.73mi	3/1.0 (+1)	1,368 (+4%)	11mo	$159,900	$117	45
804 Wahl St	0.55mi	3/2.0 (+1)	1,250 (-5%)	15mo	$157,000	$126	44
1205 Crescent Dr	0.64mi	3/1.5 (+1)	1,161 (-12%)	6mo	$30,000	$26	39
1782 Main St	0.35mi	3/2.0 (+1)	1,478 (+12%)	21mo	$199,500	$135	37

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-486
• Equity at exit: $14,165

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $18,695
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $235

Break-even live

Break-even rent $741

Max offer price $95,000

Occupancy floor 72%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $95,000 Active 8 DOM
2. 2026-06-18
   days on market $95,000 Active 7 DOM
3. 2026-06-17
   days on market $95,000 Active 6 DOM
4. 2026-06-16
   days on market $95,000 Active 5 DOM
5. 2026-06-15
   days on market $95,000 Active 4 DOM
6. 2026-06-14
   days on market $95,000 Active 2 DOM
7. 2026-06-12
   remarks 695-char remark
8. 2026-06-12
   listed $95,000 Active 1 DOM

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$34/yr (+$3/mo · 5.8%)

ⓘ 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 ≥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: $12,458
• − Mortgage interest: −$5,321
• − Property taxes: −$574
• − Insurance: −$475
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,764
• Taxable income: $1,330
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,495/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

+578.6% since first listed

8 events — show timeline

• 2026-06-10 Listed $95,000 WRVBOR
• 2013-03-20 Sold (MLS) $11,649 CARMLS
• 2013-03-19 Sold (Public Records) $12,000 Public Records
• 2012-12-31 Listed $10,000 CARMLS
• 2006-04-03 Sold (Public Records) $37,000 Public Records
• 2002-09-23 Sold (Public Records) $36,500 Public Records
• 1996-02-16 Sold (Public Records) $13,000 Public Records
• 1980-10-24 Sold (Public Records) $14,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $574 · +9.9% YoY. Source: county tax records.