702 5th St · Paris, AR 72855

$59,700

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 16 Days on market

10,019 sqft lot $41/sqft · 52% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

Key facts

• Inviting front porch
• Original woodwork
• 0.23 acre lot

Tags

• ORIGINAL WOODWORK
• INVITING FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage with 1 covered space; Concrete driveway/parking
• Utilities: Public water; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Frame construction; Asphalt shingle roof
• Exterior features: Cleared city lot; No fencing

Interior

• Kitchen: Gas water heater
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Heating (other)
• Interior features: Storage; One fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 $413 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,804 (1.5% below list)

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: 1.92% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.54%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $124,840
• List price: $59,700
• Delta: -52.18%
• 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
702 5th St	0.00mi	3/1.0	1,440 (0%)	1mo	$57,000	$40	99
1104 N 4th St	0.32mi	3/1.5	1,479 (+3%)	4mo	$62,000	$42	75
118 Hall St	0.40mi	3/2.0	1,432 (-1%)	2mo	$163,500	$114	75
801 Main St	0.35mi	3/1.0	1,392 (-3%)	12mo	$144,000	$103	69
1312 N 5th St	0.35mi	2/2.0 (-1)	1,464 (+2%)	6mo	$175,000	$120	67
1112 Elm St	0.38mi	3/2.0	1,413 (-2%)	12mo	$136,000	$96	66
406 E Rosedale St	0.20mi	4/3.0 (+1)	1,468 (+2%)	13mo	$50,000	$34	63
1107 N 4th St	0.36mi	3/2.0	1,542 (+7%)	6mo	$163,500	$106	63
1104 Fuller St	0.64mi	3/2.0	1,372 (-5%)	11mo	$140,000	$102	49
817 E Chism St	0.24mi	2/1.0 (-1)	1,232 (-14%)	15mo	$57,400	$47	47
402 W Main St	0.53mi	2/2.0 (-1)	1,350 (-6%)	16mo	$155,000	$115	42
1104 Main St	0.46mi	2/2.0 (-1)	1,260 (-12%)	15mo	$20,000	$16	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: 31.2%
• Equity multiple: 2.31×
• Total profit: $21,875
• Equity at exit: $8,901

10-year hold

• IRR: 38.4%
• Equity multiple: 4.57×
• Total profit: $59,721
• Equity at exit: $5,162

Cash invested: $16,716 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$313
• Tax est. 1.5%: −$75 /mo · $896/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $495

Break-even live

Break-even rent $522

Max offer price $59,700

Occupancy floor 52%

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: $14,925
• Closing costs: $1,791
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-01
   soldstatus $33,000 Closed 577-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

2. 2026-05-01
   listed $59,700 Active 333-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

3. 2026-03-17
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

4. 2026-01-28
   status Active 577-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

5. 2026-01-17
   price $80,000 577-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

6. 2025-12-17
   price $92,000 577-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

7. 2025-10-29
   listed $100,000 Active 577-char remark

   Show marketing remark (577 chars)

   Corner lot with mature trees, close to schools and shopping. Some original wood trim, doors, hardware, and floors. Oversized attached garage. Overflowing with character and curb appeal, this inviting residence features a picturesque covered front porch with swing. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. Auction dates 02/23/2026-02/25/2026. Seller has right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale.

8. 2019-01-28
   soldstatus

   Show marketing remark (246 chars)

   SOLD!! PRICE REDUCED! 3bd/1ba older home with lots of the original hardwood floors and built-in cabinets. With a little TLC, you can turn this home into a charm. Huge double garage and finished attic. Call for a showing! More pictures coming up.

9. 2019-01-26
   soldstatus $58,500
10. 2018-09-30
    listed $57,000

    Show marketing remark (246 chars)

    SOLD!! PRICE REDUCED! 3bd/1ba older home with lots of the original hardwood floors and built-in cabinets. With a little TLC, you can turn this home into a charm. Huge double garage and finished attic. Call for a showing! More pictures coming up.

11. 2011-09-13
    soldstatus $57,000
12. 1993-10-01
    soldstatus $33,000

ⓘ 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 7/10 Severe 7 d/yr ≥113°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: $13,787
• − Mortgage interest: −$3,344
• − Property taxes: −$896
• − Insurance: −$298
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,737
• Taxable income: $5,306
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $4,667/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

+72.7% since first listed

14 events — show timeline

• 2026-05-28 Sold (MLS) $57,000 WRVBOR
• 2026-05-20 Pending — WRVBOR
• 2026-05-01 Listed $59,700 WRVBOR
• 2026-05-01 Sold (MLS) $33,000 WRVBOR
• 2026-03-17 Pending — WRVBOR
• 2026-01-28 Relisted — WRVBOR
• 2026-01-17 Price Changed $80,000 WRVBOR
• 2025-12-17 Price Changed $92,000 WRVBOR
• 2025-10-29 Listed $100,000 WRVBOR
• 2019-01-28 Sold (MLS) — CARMLS
• 2019-01-26 Sold (Public Records) $58,500 Public Records
• 2018-09-30 Listed $57,000 CARMLS
• 2011-09-13 Sold (Public Records) $57,000 Public Records
• 1993-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $119 · -35.6% YoY. Source: county tax records.