714 E Chism St · Paris, AR 72855

$99,999

2 bd · 1.5 ba · 1,180 sqft · SingleFamily public records · 109 Days on market

Built 1959 0.32 ac lot $85/sqft · at area comps Est $101k · at est. ↓ 19% since listing

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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 +23.1/30.0
• ARV discount +8.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• 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

Welcome to this inviting 2-bedroom, 1-bath ranch style home offering 1,180 sq/ft of potential in an established neighborhood. Conveniently located within the city limits, near schools, city parks, and shopping, this The inviting living room features a beautiful pine ceiling that creates a warm, cozy atmosphere. A wrap-around porch welcomes you home and offers the perfect spot for morning coffee or evening relaxation. Major updates include a metal roof less than 10 years old, a new HVAC system installed in 2021, and a water heater replaced in 2022 — giving you peace of mind on the big-ticket items. Situated on a large lot with an extra-spacious backyard, you'll find two outbuildings ideal for storage, hobbies, or workshop space. With a little TLC and your personal touches, this home can truly shine. Don’t miss this opportunity to make it your own.

Key facts

• Metal roof
• Water heater
• Two outbuildings

Tags

• WRAP-AROUND PORCH
• METAL ROOF
• NEW HVAC SYSTEM
• WATER HEATER
• EXTRA-SPACIOUS BACKYARD
• TWO OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $691 of loan paydown is wiped out by about $3k 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 109 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.01% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $101,021
• List price: $99,999
• Delta: -1.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 E Chism St	0.07mi	2/1.0	1,232 (+4%)	15mo	$57,400	$47	75
1112 E Wood St	0.27mi	3/2.0 (+1)	1,209 (+2%)	9mo	$152,700	$126	68
614 N 7th St	0.11mi	2/1.0	1,039 (-12%)	13mo	$120,000	$115	62
1104 Main St	0.26mi	2/2.0	1,260 (+7%)	15mo	$20,000	$16	62
513 4th St	0.18mi	3/2.0 (+1)	1,032 (-12%)	3mo	$120,000	$116	61
1160 Wood St	0.32mi	3/1.0 (+1)	1,032 (-12%)	1mo	$115,000	$111	56
111 Grober St	0.63mi	2/1.0	1,088 (-8%)	1mo	$85,000	$78	55
618 Academy St	0.38mi	3/2.0 (+1)	1,240 (+5%)	20mo	$105,000	$85	50
1116 Academy St	0.40mi	3/2.0 (+1)	1,274 (+8%)	18mo	$30,000	$24	46
519 S 10th St	0.48mi	2/1.0	1,004 (-15%)	10mo	$62,000	$62	42
804 Wahl St	0.75mi	3/2.0 (+1)	1,250 (+6%)	15mo	$157,000	$126	36
402 W Main St	0.61mi	2/2.0	1,350 (+14%)	16mo	$155,000	$115	32

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,781
• Equity at exit: $14,910

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $10,468
• Equity at exit: $8,646

Cash invested: $28,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $180

Break-even live

Break-even rent $785

Max offer price $99,999

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,999 Active 109 DOM
2. 2026-06-18
   days on market $99,999 Active 108 DOM
3. 2026-06-17
   days on market $99,999 Active 107 DOM
4. 2026-06-16
   days on market $99,999 Active 106 DOM
5. 2026-06-15
   days on market $99,999 Active 105 DOM
6. 2026-06-14
   days on market $99,999 Active 103 DOM
7. 2026-06-12
   days on market $99,999 Active 102 DOM
8. 2026-06-09
   days on market $99,999 Active 99 DOM
9. 2026-06-08
   days on market $99,999 Active 98 DOM
10. 2026-06-07
    days on market $99,999 Active 97 DOM
11. 2026-06-07
    days on market $99,999 Active 96 DOM
12. 2026-06-04
    days on market $99,999 Active 93 DOM
13. 2026-06-02
    days on market $99,999 Active 92 DOM
14. 2026-06-01
    days on market $99,999 Active 91 DOM
15. 2026-05-31
    days on market $99,999 Active 90 DOM
16. 2026-05-31
    days on market $99,999 Active 89 DOM
17. 2026-05-08
    price $99,999 872-char remark

    Show marketing remark (872 chars)

    Welcome to this inviting 2-bedroom, 1-bath ranch style home offering 1,180 sq/ft of potential in an established neighborhood. Conveniently located within the city limits, near schools, city parks, and shopping, this The inviting living room features a beautiful pine ceiling that creates a warm, cozy atmosphere. A wrap-around porch welcomes you home and offers the perfect spot for morning coffee or evening relaxation. Major updates include a metal roof less than 10 years old, a new HVAC system installed in 2021, and a water heater replaced in 2022 — giving you peace of mind on the big-ticket items. Situated on a large lot with an extra-spacious backyard, you'll find two outbuildings ideal for storage, hobbies, or workshop space. With a little TLC and your personal touches, this home can truly shine. Don’t miss this opportunity to make it your own.

18. 2026-03-20
    price $114,000 872-char remark

    Show marketing remark (872 chars)

    Welcome to this inviting 2-bedroom, 1-bath ranch style home offering 1,180 sq/ft of potential in an established neighborhood. Conveniently located within the city limits, near schools, city parks, and shopping, this The inviting living room features a beautiful pine ceiling that creates a warm, cozy atmosphere. A wrap-around porch welcomes you home and offers the perfect spot for morning coffee or evening relaxation. Major updates include a metal roof less than 10 years old, a new HVAC system installed in 2021, and a water heater replaced in 2022 — giving you peace of mind on the big-ticket items. Situated on a large lot with an extra-spacious backyard, you'll find two outbuildings ideal for storage, hobbies, or workshop space. With a little TLC and your personal touches, this home can truly shine. Don’t miss this opportunity to make it your own.

19. 2026-02-24
    listed $124,000 Active 872-char remark

    Show marketing remark (872 chars)

    Welcome to this inviting 2-bedroom, 1-bath ranch style home offering 1,180 sq/ft of potential in an established neighborhood. Conveniently located within the city limits, near schools, city parks, and shopping, this The inviting living room features a beautiful pine ceiling that creates a warm, cozy atmosphere. A wrap-around porch welcomes you home and offers the perfect spot for morning coffee or evening relaxation. Major updates include a metal roof less than 10 years old, a new HVAC system installed in 2021, and a water heater replaced in 2022 — giving you peace of mind on the big-ticket items. Situated on a large lot with an extra-spacious backyard, you'll find two outbuildings ideal for storage, hobbies, or workshop space. With a little TLC and your personal touches, this home can truly shine. Don’t miss this opportunity to make it your own.

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 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: $12,156
• − Mortgage interest: −$5,601
• − Property taxes: −$653
• − Insurance: −$500
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,909
• Taxable income: $548
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,026/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

-19.4% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $99,999 WRVBOR
• 2026-03-20 Price Changed $114,000 WRVBOR
• 2026-02-24 Listed $124,000 WRVBOR

Property tax history

+2.7%/yr

Latest (2025): $653 · +10.0% YoY. Source: county tax records.