706 E Short Mountain St · Paris, AR 72855

$59,900

2 bd · 1.0 ba · 998 sqft · SingleFamily public records · 98 Days on market

5,227 sqft lot $60/sqft · 35% below area Est $92k · 35% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

This home offers great potential for the right buyer. With charming curb appeal and a few updates already in place, this property is ready for someone to step in and make it their own. After a long-term tenant recently moved out, the home will need some TLC, but the possibilities here are endless. Whether you're looking for a renovation project, investment property, or a home you can customize to your own style, this property offers a great opportunity to build equity. With a little vision and some updates, this home could truly shine again. Property is being sold As-Is.

Key facts

• 5,227 sq ft lot
• Listed 97 days

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$92,385) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 $414 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $22k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.47% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (median comp): $92,385
• List price: $59,900
• Delta: -35.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 E Academy St	0.26mi	2/1.0	974 (-2%)	1mo	$114,000	$117	83
903 Main St	0.08mi	2/1.0	966 (-3%)	17mo	$89,400	$93	77
714 E Academy St	0.26mi	2/1.0	980 (-2%)	12mo	$105,000	$107	75
519 S 10th St	0.35mi	2/1.0	1,004 (+1%)	10mo	$62,000	$62	74
723 Short Mountain St	0.03mi	2/1.0	952 (-5%)	22mo	$79,500	$84	73
614 N 7th St	0.23mi	2/1.0	1,039 (+4%)	13mo	$120,000	$115	72
610 N 7th St	0.22mi	2/1.0	988 (-1%)	20mo	$84,000	$85	72
1013 E Main St	0.14mi	2/1.0	984 (-1%)	24mo	$99,000	$101	71
513 4th St	0.26mi	3/2.0 (+1)	1,032 (+3%)	3mo	$120,000	$116	71
1160 Wood St	0.40mi	3/1.0 (+1)	1,032 (+3%)	1mo	$115,000	$111	70
508 E Main St	0.14mi	2/1.0	1,032 (+3%)	24mo	$96,000	$93	68
111 Grober St	0.57mi	2/1.0	1,088 (+9%)	1mo	$85,000	$78	58

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $11,205
• Equity at exit: $8,931

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $36,641
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.7×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $329

Break-even live

Break-even rent $464

Max offer price $59,900

Occupancy floor 58%

Sensitivity live

Price	-10% $362	-5% $346	+0% $329	+5% $312	+10% $295
Rent	-10% $259	-5% $294	+0% $329	+5% $363	+10% $398
Rate	-1.0pp $359	-0.5pp $344	base $329	+0.5pp $313	+1.0pp $297

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $59,900 Active 98 DOM
2. 2026-06-18
   days on market $59,900 Active 97 DOM
3. 2026-06-17
   days on market $59,900 Active 96 DOM
4. 2026-06-16
   days on market $59,900 Active 95 DOM
5. 2026-06-15
   days on market $59,900 Active 94 DOM
6. 2026-06-14
   days on market $59,900 Active 92 DOM
7. 2026-06-12
   days on market $59,900 Active 91 DOM
8. 2026-06-09
   days on market $59,900 Active 88 DOM
9. 2026-06-08
   days on market $59,900 Active 87 DOM
10. 2026-06-07
    days on market $59,900 Active 86 DOM
11. 2026-06-07
    days on market $59,900 Active 85 DOM
12. 2026-06-04
    days on market $59,900 Active 82 DOM
13. 2026-06-02
    days on market $59,900 Active 81 DOM
14. 2026-06-01
    days on market $59,900 Active 80 DOM
15. 2026-05-31
    days on market $59,900 Active 79 DOM
16. 2026-05-31
    days on market $59,900 Active 78 DOM
17. 2026-05-05
    price $72,000 577-char remark

    Show marketing remark (577 chars)

    This home offers great potential for the right buyer. With charming curb appeal and a few updates already in place, this property is ready for someone to step in and make it their own. After a long-term tenant recently moved out, the home will need some TLC, but the possibilities here are endless. Whether you're looking for a renovation project, investment property, or a home you can customize to your own style, this property offers a great opportunity to build equity. With a little vision and some updates, this home could truly shine again. Property is being sold As-Is.

18. 2026-03-08
    listed $82,000 Active 577-char remark

    Show marketing remark (577 chars)

    This home offers great potential for the right buyer. With charming curb appeal and a few updates already in place, this property is ready for someone to step in and make it their own. After a long-term tenant recently moved out, the home will need some TLC, but the possibilities here are endless. Whether you're looking for a renovation project, investment property, or a home you can customize to your own style, this property offers a great opportunity to build equity. With a little vision and some updates, this home could truly shine again. Property is being sold As-Is.

19. 2022-09-30
    listed $89,000
20. 2019-10-17
    soldstatus $40,000
21. 2019-10-07
    soldstatus $40,000
22. 2019-08-20
    listed $45,000
23. 2000-09-08
    soldstatus $21,000
24. 1997-03-31
    soldstatus $25,000
25. 1996-07-03
    soldstatus $20,000

ⓘ 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: $383 · $32/mo
• Expected delta: +$53/yr (+$4/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,560
• − Mortgage interest: −$3,355
• − Property taxes: −$330
• − Insurance: −$300
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,743
• Taxable income: $3,143
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,189/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

+260.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $72,000 WRVBOR
• 2026-03-08 Listed $82,000 WRVBOR
• 2022-09-30 Listed $89,000 WRVBOR
• 2019-10-17 Sold (MLS) $40,000 WRVBOR
• 2019-10-07 Sold (Public Records) $40,000 Public Records
• 2019-08-20 Listed $45,000 WRVBOR
• 2000-09-08 Sold (Public Records) $21,000 Public Records
• 1997-03-31 Sold (Public Records) $25,000 Public Records
• 1996-07-03 Sold (Public Records) $20,000 Public Records

Property tax history

+22.8%/yr

Latest (2025): $330 · +10.0% YoY. Source: county tax records.