1114 Crescent Dr · Paris, AR 72855

$145,000

4 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 31 Days on market

Built 1979 0.36 ac lot Est $123k · 17% over

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Why this score? — see what drove the F 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 +15.0/30.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1114 Crescent Drive in the scenic community of Paris, Arkansas! This cozy four-bedroom home received major improvements in 2021 including a new roof, HVAC system, windows, and flooring. In 2025, the owners continued to enhance the space with fresh paint, a stylish new kitchen backsplash, and a much-needed bathroom remodel including a new vanity, lighting, and shower tile. The home's location in the Grandview neighborhood is just a few minutes from the historic Town Square and Commercial District where you'll find a variety of local shops such as Stirling Soap Company and Stirling Roastery. Recreation and relaxation are never far away with opportunities for hiking, biking, or

Key facts

• New flooring
• Bathroom remodel
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• NEW WINDOWS
• NEW FLOORING
• NEW KITCHEN BACKSPLASH
• BATHROOM REMODEL

Property features AI

Finance

• HOA & community: Subdivision: Grandview; Community features include golf

Exterior

• Parking: Attached carport; Gravel and concrete surfaces; 2 covered spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Back yard with privacy wood fence; Outbuilding; Shingle roof; City lot; Paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Gas water heater
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Double-pane windows with blinds; No fireplace; Six total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $46 ($548/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (22.0% below list).
• Recommended offer: $113k (22.0% below list) — sets the bar for 1% rule.

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 $1k 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 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 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 $113,163 (22.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $123,420
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Crescent Dr	0.13mi	3/1.5 (-1)	1,161 (-4%)	6mo	$30,000	$26	75
804 Wahl St	0.13mi	3/2.0 (-1)	1,250 (+3%)	15mo	$157,000	$126	67
203 E Brown St	0.30mi	3/1.0 (-1)	1,125 (-7%)	13mo	$135,000	$120	58
618 Academy St	0.41mi	3/2.0 (-1)	1,240 (+2%)	20mo	$105,000	$85	51
1116 Academy St	0.53mi	3/2.0 (-1)	1,274 (+5%)	18mo	$30,000	$24	42
1104 Fuller St	0.45mi	3/2.0 (-1)	1,372 (+13%)	11mo	$140,000	$102	38

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-20,666
• Equity at exit: $21,620

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-14,565
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $46

Break-even live

Break-even rent $1,074

Max offer price $145,000

Occupancy floor 91%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $145,000 Active 31 DOM
2. 2026-06-18
   days on market $145,000 Active 30 DOM
3. 2026-06-17
   days on market $145,000 Active 29 DOM
4. 2026-06-16
   days on market $145,000 Active 28 DOM
5. 2026-06-15
   days on market $145,000 Active 27 DOM
6. 2026-06-14
   days on market $145,000 Active 25 DOM
7. 2026-06-12
   days on market $145,000 Active 24 DOM
8. 2026-06-09
   days on market $145,000 Active 21 DOM
9. 2026-06-08
   days on market $145,000 Active 20 DOM
10. 2026-06-07
    days on market $145,000 Active 19 DOM
11. 2026-06-07
    days on market $145,000 Active 18 DOM
12. 2026-06-04
    days on market $145,000 Active 15 DOM
13. 2026-06-02
    days on market $145,000 Active 14 DOM
14. 2026-06-01
    days on market $145,000 Active 13 DOM
15. 2026-05-31
    days on market $145,000 Active 12 DOM
16. 2026-05-31
    days on market $145,000 Active 11 DOM
17. 2026-05-19
    listed $145,000 Active
18. 2025-12-12
    status Pending
19. 2025-12-02
    listed $139,000 Active
20. 2025-04-10
    listed $139,900 Active
21. 2024-02-01
    soldstatus $130,000 Closed
22. 2024-02-01
    soldstatus $130,000
23. 2023-12-12
    status Pending
24. 2023-12-01
    listed $139,000 Active
25. 2022-05-27
    soldstatus $105,000
26. 2022-05-27
    soldstatus $105,000
27. 2021-09-16
    listed $102,900
28. 2018-08-09
    soldstatus $67,580
29. 2018-08-09
    soldstatus $67,000
30. 2018-08-01
    listed $67,580
31. 2013-07-26
    soldstatus $38,000
32. 2010-05-24
    soldstatus $55,000
33. 2007-12-14
    soldstatus $31,000
34. 2002-10-21
    soldstatus $27,000

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$598/yr (+$50/mo · 181.0%)

ⓘ 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 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: $13,580
• − Mortgage interest: −$8,122
• − Property taxes: −$330
• − Insurance: −$725
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,218
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,025/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

+437.0% since first listed

18 events — show timeline

• 2026-05-19 Listed $145,000 WRVBOR
• 2025-12-12 Pending — WRVBOR
• 2025-12-02 Listed $139,000 WRVBOR
• 2025-04-10 Listed $139,900 WRVBOR
• 2024-02-01 Sold (Public Records) $130,000 Public Records
• 2024-02-01 Sold (MLS) $130,000 WRVBOR
• 2023-12-12 Pending — WRVBOR
• 2023-12-01 Listed $139,000 WRVBOR
• 2022-05-27 Sold (Public Records) $105,000 Public Records
• 2022-05-27 Sold (MLS) $105,000 NWARMLS
• 2021-09-16 Listed $102,900 NWARMLS
• 2018-08-09 Sold (Public Records) $67,000 Public Records
• 2018-08-09 Sold (MLS) $67,580 WRVBOR
• 2018-08-01 Listed $67,580 WRVBOR
• 2013-07-26 Sold (Public Records) $38,000 Public Records
• 2010-05-24 Sold (Public Records) $55,000 Public Records
• 2007-12-14 Sold (Public Records) $31,000 Public Records
• 2002-10-21 Sold (Public Records) $27,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $330 · +240.2% YoY. Source: county tax records.