366 Paint Rock Rd · Paris, AR 72943

$88,500

2 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 7 Days on market

Built 1970 7.00 ac lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cash Offers Only | Sold As-Is Investor special and great opportunity near Mount Magazine! Whether you’re looking to fix up an existing home, build your dream property, or simply invest in beautiful land, this 7-acre property checks all the boxes. The 2-bedroom, 1-bath home features a wood-burning fireplace in the living room and is ready for your vision. Flooring and updates are needed, and the property is being sold strictly as-is — location makes it well worth the investment. City water and well water are both available, and the well includes a hand pump, located on the north side of the barn toward the rear of the property. Currently no water to dwelling. The outbuildings

Key facts

• 7 acre property
• Hand pump well
• Large barn

Tags

• 7 ACRE PROPERTY
• WOOD BURNING FIREPLACE
• HAND PUMP WELL
• LARGE BARN
• METAL STORAGE BUILDING
• HUNTER'S PARADISE

Property features AI

Finance

• Other: Public maintained county road frontage (gravel road)

Exterior

• Parking: 2 covered parking spaces; Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water and well available; Electricity available
• Home design: Single-family house; One story; Property listed as a fixer
• Construction: Stone, aluminum siding, and frame construction; Asphalt shingle roof
• Exterior features: Covered patio/porch; Deck; Front and back yard fencing; Outbuilding

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Fireplace in family room
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 9.4% 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.
• Magazine School District (rural): math 30% / reading 31% proficiency, ranked #151 of 238 in AR (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Magazine Elementary School (math 42% / reading 37%, grade F, #206 of 454 statewide, top 48%, 284 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 11 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($612 loan paydown + $1k appreciation (1.4% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $28k; list at $88k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,500

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.71×
• Total profit: $17,628
• Equity at exit: $31,904

10-year hold

• IRR: 16.9%
• Equity multiple: 3.12×
• Total profit: $52,522
• Equity at exit: $43,738

Cash invested: $24,780 (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 72943

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $226

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 74%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $88,500 Active 7 DOM
2. 2026-06-18
   days on market $88,500 Active 6 DOM
3. 2026-06-17
   days on market $88,500 Active 5 DOM
4. 2026-06-16
   days on market $88,500 Active 4 DOM
5. 2026-06-15
   days on market $88,500 Active 3 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $88,500 Active 1 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 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: $12,717
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,575
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,376/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: Magazine School District
• NCES district ID: 0509150
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $39,300
• Composite: 25.6/100
• National rank: #7414
• State rank: #151 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

• Population (ZIP): 2,511

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Iranian 3% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 0%

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: ▲ 1.36%
• Current HPI: 151.1399
• 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

+96.7% since first listed

25 events — show timeline

• 2026-06-12 Listed $88,500 WRVBOR
• 2025-08-11 Relisted — WRVBOR
• 2025-08-11 Price Changed $85,999 WRVBOR
• 2025-07-21 Pending — WRVBOR
• 2025-05-24 Price Changed $86,999 WRVBOR
• 2025-05-06 Relisted — WRVBOR
• 2025-03-28 Pending — WRVBOR
• 2025-03-11 Price Changed $89,999 WRVBOR
• 2025-03-11 Relisted — WRVBOR
• 2025-01-30 Pending — WRVBOR
• 2025-01-03 Price Changed $99,999 NWARMLS
• 2024-12-29 Price Changed $99,999 WRVBOR
• 2024-11-16 Price Changed $105,999 NWARMLS
• 2024-11-15 Price Changed $105,999 WRVBOR
• 2024-10-30 Price Changed $109,999 WRVBOR
• 2024-10-30 Price Changed $109,999 NWARMLS
• 2024-10-08 Price Changed $115,000 NWARMLS
• 2024-10-08 Price Changed $115,000 WRVBOR
• 2024-10-01 Price Changed $124,500 NWARMLS
• 2024-09-05 Price Changed $124,500 WRVBOR
• 2024-07-09 Listed $125,000 WRVBOR
• 2017-06-23 Sold (MLS) $28,000 WRVBOR
• 2017-06-20 Sold (Public Records) $26,000 Public Records
• 2016-10-11 Listed $27,965 WRVBOR
• 2013-04-18 Sold (Public Records) $45,000 Public Records

Property tax history

-15.4%/yr

Latest (2025): $8 · -91.7% YoY. Source: county tax records.