722 Chism St · Paris, AR 72855

$119,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 328 Days on market

0.45 ac lot $65/sqft · 26% below area Est $161k · 26% under

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

Looking for your next fixer-upper or investment project? This house is packed with potential with major renovations already started, the heavy lifting is done - now it just needs someone with vision to bring it to life. This house features 3 bedrooms and 2 bathrooms. A mini split for heating and cooling. All new windows, wood siding and cabinets. Majority of the plumbing is new. All new electrical wiring. The interior and exterior is freshly painted, new insulation, new roof within the last 5 years and plywood replaced throughout. This is a solid head start for anyone ready to finish the job. Whether you're a seasoned investor, contractor, or just someone with a vision, this could be the perfect opportunity to create a beautiful finished house.

Key facts

• All new windows
• Wood siding
• New roof

Tags

• ALL NEW WINDOWS
• WOOD SIDING
• NEW INSULATION
• NEW ROOF
• NEW ELECTRICAL WIRING
• MAJORITY OF PLUMBING NEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: schools D, crime F, amenities 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.
• 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 $823 of loan paydown is wiped out by about $4k 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 328 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $119k implies a 138% gain — meaningful room to come down on a strong offer.

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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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: 1.01% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (median comp): $160,556
• List price: $119,000
• Delta: -25.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 E Mary St	0.22mi	3/2.0	1,680 (-8%)	21mo	$152,500	$91	59
313 W Main St	0.59mi	3/1.0	1,752 (-4%)	4mo	$90,400	$52	58
1011 N 3rd St	0.54mi	3/2.5	1,874 (+3%)	24mo	$185,000	$99	49
610 Arch St	0.25mi	3/2.0	1,590 (-13%)	23mo	$190,000	$119	47

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,552
• Equity at exit: $17,743

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $10,611
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $200

Break-even live

Break-even rent $948

Max offer price $119,000

Occupancy floor 78%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $119,000 Active 328 DOM
2. 2026-06-18
   days on market $119,000 Active 327 DOM
3. 2026-06-17
   days on market $119,000 Active 326 DOM
4. 2026-06-16
   days on market $119,000 Active 325 DOM
5. 2026-06-15
   days on market $119,000 Active 324 DOM
6. 2026-06-14
   days on market $119,000 Active 322 DOM
7. 2026-06-12
   days on market $119,000 Active 321 DOM
8. 2026-06-09
   days on market $119,000 Active 318 DOM
9. 2026-06-08
   days on market $119,000 Active 317 DOM
10. 2026-06-07
    days on market $119,000 Active 316 DOM
11. 2026-06-07
    days on market $119,000 Active 315 DOM
12. 2026-06-04
    days on market $119,000 Active 312 DOM
13. 2026-06-02
    days on market $119,000 Active 311 DOM
14. 2026-06-01
    days on market $119,000 Active 310 DOM
15. 2026-05-31
    days on market $119,000 Active 309 DOM
16. 2026-05-31
    days on market $119,000 Active 308 DOM
17. 2025-10-21
    price $119,000 754-char remark

    Show marketing remark (754 chars)

    Looking for your next fixer-upper or investment project? This house is packed with potential with major renovations already started, the heavy lifting is done - now it just needs someone with vision to bring it to life. This house features 3 bedrooms and 2 bathrooms. A mini split for heating and cooling. All new windows, wood siding and cabinets. Majority of the plumbing is new. All new electrical wiring. The interior and exterior is freshly painted, new insulation, new roof within the last 5 years and plywood replaced throughout. This is a solid head start for anyone ready to finish the job. Whether you're a seasoned investor, contractor, or just someone with a vision, this could be the perfect opportunity to create a beautiful finished house.

18. 2025-09-07
    price $125,000 754-char remark

    Show marketing remark (754 chars)

    Looking for your next fixer-upper or investment project? This house is packed with potential with major renovations already started, the heavy lifting is done - now it just needs someone with vision to bring it to life. This house features 3 bedrooms and 2 bathrooms. A mini split for heating and cooling. All new windows, wood siding and cabinets. Majority of the plumbing is new. All new electrical wiring. The interior and exterior is freshly painted, new insulation, new roof within the last 5 years and plywood replaced throughout. This is a solid head start for anyone ready to finish the job. Whether you're a seasoned investor, contractor, or just someone with a vision, this could be the perfect opportunity to create a beautiful finished house.

19. 2025-07-21
    listed $135,000 Active 754-char remark

    Show marketing remark (754 chars)

    Looking for your next fixer-upper or investment project? This house is packed with potential with major renovations already started, the heavy lifting is done - now it just needs someone with vision to bring it to life. This house features 3 bedrooms and 2 bathrooms. A mini split for heating and cooling. All new windows, wood siding and cabinets. Majority of the plumbing is new. All new electrical wiring. The interior and exterior is freshly painted, new insulation, new roof within the last 5 years and plywood replaced throughout. This is a solid head start for anyone ready to finish the job. Whether you're a seasoned investor, contractor, or just someone with a vision, this could be the perfect opportunity to create a beautiful finished house.

20. 2020-11-12
    soldstatus $50,000 509-char remark

    Show marketing remark (509 chars)

    So much potential for this 3 BR / 2 BA older home. Features original hardwood flooring throughout, tall ceilings, french doors, claw foot tub, CH/A, huge covered front porch, outbldg w window unit and gorgeous flagstone patio that leads to firepit out back. There is floored attic storage and under linoleum in kitchen, there is access to a root cellar. All electric has been updated. 2 lots w 9 pecan trees, most paper shell. Priced well below tax card value!! Could be a showplace w a little TLC!! PRP# 7164

21. 2017-10-04
    listed $50,000 509-char remark

    Show marketing remark (509 chars)

    So much potential for this 3 BR / 2 BA older home. Features original hardwood flooring throughout, tall ceilings, french doors, claw foot tub, CH/A, huge covered front porch, outbldg w window unit and gorgeous flagstone patio that leads to firepit out back. There is floored attic storage and under linoleum in kitchen, there is access to a root cellar. All electric has been updated. 2 lots w 9 pecan trees, most paper shell. Priced well below tax card value!! Could be a showplace w a little TLC!! PRP# 7164

22. 2001-08-17
    soldstatus $40,000
23. 1994-02-01
    soldstatus $37,000

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $14,414
• − Mortgage interest: −$6,666
• − Property taxes: −$899
• − Insurance: −$595
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,462
• Taxable income: $485
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $2,287/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

+221.6% since first listed

7 events — show timeline

• 2025-10-21 Price Changed $119,000 WRVBOR
• 2025-09-07 Price Changed $125,000 WRVBOR
• 2025-07-21 Listed $135,000 WRVBOR
• 2020-11-12 Sold (MLS) $50,000 WRVBOR
• 2017-10-04 Listed $50,000 WRVBOR
• 2001-08-17 Sold (Public Records) $40,000 Public Records
• 1994-02-01 Sold (Public Records) $37,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $899 · +10.0% YoY. Source: county tax records.