313 E Brown St · Paris, AR 72855

$35,000

2 bd · 2.0 ba · 696 sqft · Manufactured public records · 220 Days on market

Built 2015 10,019 sqft 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 +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

INVESTOR SPECIAL * * * This property has lots of potential and is ready for someone to come and make it amazing. There is a mobile home and three out buildings on the property. There is a storm shelter but it will need some work. Property is as is where is.

Key facts

• Three out buildings
• Storm shelter
• 0.23 acre lot

Tags

• THREE OUT BUILDINGS
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $35k implies a 169% 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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: 2.29% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.87%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 45.3%
• Equity multiple: 2.96×
• Total profit: $19,240
• Equity at exit: $5,219

10-year hold

• IRR: 51.2%
• Equity multiple: 5.99×
• Total profit: $48,864
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $391

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 46%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $35,000 Active 220 DOM
2. 2026-06-18
   days on market $35,000 Active 219 DOM
3. 2026-06-17
   days on market $35,000 Active 218 DOM
4. 2026-06-16
   days on market $35,000 Active 217 DOM
5. 2026-06-15
   days on market $35,000 Active 216 DOM
6. 2026-06-14
   days on market $35,000 Active 214 DOM
7. 2026-06-12
   days on market $35,000 Active 213 DOM
8. 2026-06-09
   days on market $35,000 Active 210 DOM
9. 2026-06-08
   days on market $35,000 Active 209 DOM
10. 2026-06-07
    days on market $35,000 Active 208 DOM
11. 2026-06-07
    days on market $35,000 Active 207 DOM
12. 2026-06-04
    days on market $35,000 Active 204 DOM
13. 2026-06-02
    days on market $35,000 Active 203 DOM
14. 2026-06-01
    days on market $35,000 Active 202 DOM
15. 2026-05-31
    days on market $35,000 Active 201 DOM
16. 2026-05-31
    days on market $35,000 Active 200 DOM
17. 2026-05-16
    price $35,000 260-char remark

    Show marketing remark (260 chars)

    INVESTOR SPECIAL * * * This property has lots of potential and is ready for someone to come and make it amazing. There is a mobile home and three out buildings on the property. There is a storm shelter but it will need some work. Property is as is where is.

18. 2026-02-12
    price $45,000 260-char remark

    Show marketing remark (260 chars)

    INVESTOR SPECIAL * * * This property has lots of potential and is ready for someone to come and make it amazing. There is a mobile home and three out buildings on the property. There is a storm shelter but it will need some work. Property is as is where is.

19. 2026-01-01
    price $55,000 260-char remark

    Show marketing remark (260 chars)

    INVESTOR SPECIAL * * * This property has lots of potential and is ready for someone to come and make it amazing. There is a mobile home and three out buildings on the property. There is a storm shelter but it will need some work. Property is as is where is.

20. 2025-11-11
    listed $65,000 Active 260-char remark

    Show marketing remark (260 chars)

    INVESTOR SPECIAL * * * This property has lots of potential and is ready for someone to come and make it amazing. There is a mobile home and three out buildings on the property. There is a storm shelter but it will need some work. Property is as is where is.

21. 2003-01-13
    soldstatus $13,000
22. 1996-02-28
    soldstatus $13,000

ⓘ 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 ≥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: $9,612
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$1,018
• Taxable income: $4,396
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $3,636/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

+169.2% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $35,000 WRVBOR
• 2026-02-12 Price Changed $45,000 WRVBOR
• 2026-01-01 Price Changed $55,000 WRVBOR
• 2025-11-11 Listed $65,000 WRVBOR
• 2003-01-13 Sold (Public Records) $13,000 Public Records
• 1996-02-28 Sold (Public Records) $13,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $50 · +10.1% YoY. Source: county tax records.