2903 E Walnut St · Paris, AR 72855

$94,900

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 100 Days on market

1.00 ac lot $57/sqft · 50% below area

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

Key facts

• Spacious yard
• Gardening space
• Attached carport

Tags

• FULL 1-ACRE LOT
• CENTRAL HEAT AND AIR
• ATTACHED CARPORT
• SPACIOUS YARD
• MATURE TREES
• GARDENING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $656 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $95k implies a 82% 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $189,809
• List price: $94,900
• Delta: -50.00%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3510 E Chism St	0.42mi	3/2.5	1,620 (-3%)	18mo	$192,000	$119	55
1782 Main St	0.51mi	3/2.0	1,478 (-11%)	21mo	$199,500	$135	36

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,013
• Equity at exit: $14,150

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $26,356
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $288

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 71%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $94,900 Active 100 DOM
2. 2026-06-18
   days on market $94,900 Active 99 DOM
3. 2026-06-17
   days on market $94,900 Active 98 DOM
4. 2026-06-16
   days on market $94,900 Active 97 DOM
5. 2026-06-15
   days on market $94,900 Active 96 DOM
6. 2026-06-14
   days on market $94,900 Active 94 DOM
7. 2026-06-12
   days on market $94,900 Active 93 DOM
8. 2026-06-09
   days on market $94,900 Active 90 DOM
9. 2026-06-08
   days on market $94,900 Active 89 DOM
10. 2026-06-07
    days on market $94,900 Active 88 DOM
11. 2026-06-07
    days on market $94,900 Active 87 DOM
12. 2026-06-04
    days on market $94,900 Active 84 DOM
13. 2026-06-02
    days on market $94,900 Active 83 DOM
14. 2026-06-01
    days on market $94,900 Active 82 DOM
15. 2026-05-31
    days on market $94,900 Active 81 DOM
16. 2026-05-31
    days on market $94,900 Active 80 DOM
17. 2026-04-28
    price $94,900 663-char remark

    Show marketing remark (663 chars)

    Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

18. 2026-04-25
    status Active 663-char remark

    Show marketing remark (663 chars)

    Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

19. 2026-04-17
    status Pending 663-char remark

    Show marketing remark (663 chars)

    Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

20. 2026-04-13
    price $119,900 663-char remark

    Show marketing remark (663 chars)

    Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

21. 2026-04-01
    price $130,500 663-char remark

    Show marketing remark (663 chars)

    Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

22. 2026-03-03
    listed $135,500 Active 663-char remark

    Show marketing remark (663 chars)

    Situated on a full 1-acre lot in Paris, this 3-bedroom, 1-bath brick home offers 1,664 square feet of living space with room to personalize and make it your own. The home features a functional layout with dedicated living and dining areas, central heat and air, and an attached carport. Outside, the spacious yard is shaded by mature trees and provides ample space for gardening, recreation, or future improvements. A detached outbuilding with lean-to additions and a concrete pad offers additional storage or workspace potential. With solid bones and a peaceful setting, this property presents an opportunity for buyers seeking space and value. Being sold as-is.

23. 2000-11-30
    soldstatus $52,000
24. 1992-07-01
    soldstatus $39,000

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 20 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: $14,344
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,761
• Taxable income: $2,074
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $2,964/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

+143.3% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $94,900 WRVBOR
• 2026-04-25 Relisted — WRVBOR
• 2026-04-17 Pending — WRVBOR
• 2026-04-13 Price Changed $119,900 WRVBOR
• 2026-04-01 Price Changed $130,500 WRVBOR
• 2026-03-03 Listed $135,500 WRVBOR
• 2000-11-30 Sold (Public Records) $52,000 Public Records
• 1992-07-01 Sold (Public Records) $39,000 Public Records

Property tax history

-8.0%/yr

Latest (2024): $78 · -49.1% YoY. Source: county tax records.