206 E Rosedale St · Paris, AR 72855

$80,000

1 bd · 1.0 ba · 926 sqft · SingleFamily public records · 241 Days on market

9,583 sqft lot $86/sqft · 10% below area Est $89k · 10% 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 +25.6/30.0
• ARV discount +11.9/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• 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

Investment/Rental Property - To be sold/combined with property at 306 North 5th Street, Paris

Key facts

• 9,583 sq ft lot
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $553 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.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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: 1.05% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $88,622
• List price: $80,000
• Delta: -9.73%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 N 7th St	0.33mi	2/1.0 (+1)	988 (+7%)	20mo	$84,000	$85	52
614 N 7th St	0.32mi	2/1.0 (+1)	1,039 (+12%)	13mo	$120,000	$115	49
723 Short Mountain St	0.53mi	2/1.0 (+1)	952 (+3%)	22mo	$79,500	$84	47
903 Main St	0.61mi	2/1.0 (+1)	966 (+4%)	17mo	$89,400	$93	45
1013 E Main St	0.66mi	2/1.0 (+1)	984 (+6%)	24mo	$99,000	$101	34
508 E Main St	0.54mi	2/1.0 (+1)	1,032 (+11%)	24mo	$96,000	$93	31

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,024
• Equity at exit: $11,928

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $14,390
• Equity at exit: $6,917

Cash invested: $22,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $188

Break-even live

Break-even rent $605

Max offer price $80,000

Occupancy floor 73%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $80,000 Active 241 DOM
2. 2026-06-18
   days on market $80,000 Active 240 DOM
3. 2026-06-17
   days on market $80,000 Active 239 DOM
4. 2026-06-16
   days on market $80,000 Active 238 DOM
5. 2026-06-15
   days on market $80,000 Active 237 DOM
6. 2026-06-14
   days on market $80,000 Active 235 DOM
7. 2026-06-12
   days on market $80,000 Active 234 DOM
8. 2026-06-09
   days on market $80,000 Active 231 DOM
9. 2026-06-08
   days on market $80,000 Active 230 DOM
10. 2026-06-07
    days on market $80,000 Active 229 DOM
11. 2026-06-07
    days on market $80,000 Active 228 DOM
12. 2026-06-04
    days on market $80,000 Active 225 DOM
13. 2026-06-02
    days on market $80,000 Active 224 DOM
14. 2026-06-01
    days on market $80,000 Active 223 DOM
15. 2026-05-31
    days on market $80,000 Active 222 DOM
16. 2026-05-31
    days on market $80,000 Active 221 DOM
17. 2025-11-06
    price $80,000 93-char remark

    Show marketing remark (93 chars)

    Investment/Rental Property - To be sold/combined with property at 306 North 5th Street, Paris

18. 2025-10-14
    listed $85,000 Active 93-char remark

    Show marketing remark (93 chars)

    Investment/Rental Property - To be sold/combined with property at 306 North 5th Street, Paris

19. 2021-09-22
    soldstatus $69,000
20. 2021-09-21
    soldstatus $68,600 652-char remark

    Show marketing remark (652 chars)

    (Listing#R86838) SOLD 2 for 1 price!! 114 East Rosedale Street Paris Ar, 72855 Great investment property has been used as Agent owned rental property. Does need tender loving care to fix it up. Cash or conventional loan being sold AS IS. Living room, Kitchen dining area together, 2 bedroom, 1 bathroom with tiled shower, 926 sqft. living space, and washroom . Large back yard . 22 acre m/l with pecan tree. Partial fenced by two neighbors. Will sell as a deal package with 306 N 5th Street Paris, AR. A 2 for 1 price package. will not sell one without the other. Call list agent 479-264-8689 or Eagle Pride Realty 479-963-3885 Listed Price: $80,000.00

21. 2020-05-26
    listed $80,000 652-char remark

    Show marketing remark (652 chars)

    (Listing#R86838) SOLD 2 for 1 price!! 114 East Rosedale Street Paris Ar, 72855 Great investment property has been used as Agent owned rental property. Does need tender loving care to fix it up. Cash or conventional loan being sold AS IS. Living room, Kitchen dining area together, 2 bedroom, 1 bathroom with tiled shower, 926 sqft. living space, and washroom . Large back yard . 22 acre m/l with pecan tree. Partial fenced by two neighbors. Will sell as a deal package with 306 N 5th Street Paris, AR. A 2 for 1 price package. will not sell one without the other. Call list agent 479-264-8689 or Eagle Pride Realty 479-963-3885 Listed Price: $80,000.00

22. 2010-12-10
    soldstatus $20,000
23. 2005-05-03
    soldstatus $21,000
24. 2004-07-27
    soldstatus $21,848
25. 2002-03-29
    soldstatus $22,000
26. 1993-03-01
    soldstatus $15,500

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$210/yr (+$17/mo · 69.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°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: $10,117
• − Mortgage interest: −$4,481
• − Property taxes: −$302
• − Insurance: −$400
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$2,327
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,019/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

+416.1% since first listed

10 events — show timeline

• 2025-11-06 Price Changed $80,000 WRVBOR
• 2025-10-14 Listed $85,000 WRVBOR
• 2021-09-22 Sold (Public Records) $69,000 Public Records
• 2021-09-21 Sold (MLS) $68,600 CARMLS
• 2020-05-26 Listed $80,000 CARMLS
• 2010-12-10 Sold (Public Records) $20,000 Public Records
• 2005-05-03 Sold (Public Records) $21,000 Public Records
• 2004-07-27 Sold (Public Records) $21,848 Public Records
• 2002-03-29 Sold (Public Records) $22,000 Public Records
• 1993-03-01 Sold (Public Records) $15,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $302 · +10.0% YoY. Source: county tax records.