819 Fairview St · Malvern, AR 72104

$65,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 24 Days on market

Built 1950 Est $120k · 46% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home for someone new to the area. Plenty of room with large bedrooms. Nice big yard.

Key facts

• Built 1950
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 5.3% in Malvern — 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 62/100 on livability (#215 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.
• Malvern School District (town): math 21% / reading 22% proficiency, ranked #207 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 171 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hot Spring County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.85% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.91%
• DSCR: 2.64
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 N Main St	0.24mi	3/1.0	1,232 (+3%)	10mo	$110,000	$89	76
512 Hoover St	0.31mi	3/2.0	1,128 (-6%)	3mo	$143,000	$127	69
1423 Nottingham St	0.52mi	3/1.0	1,134 (-6%)	10mo	$99,000	$87	58
1409 Babcock St	0.43mi	3/2.0	1,150 (-4%)	15mo	$149,500	$130	56
1125 Hope St	0.70mi	3/1.5	1,128 (-6%)	4mo	$20,000	$18	52
804 Halbert St	0.68mi	2/1.0 (-1)	1,252 (+4%)	14mo	$125,000	$100	44
639 Halbert St	0.66mi	2/2.0 (-1)	1,265 (+5%)	23mo	$145,000	$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: 32.8%
• Equity multiple: 2.38×
• Total profit: $25,104
• Equity at exit: $9,692

10-year hold

• IRR: 39.8%
• Equity multiple: 4.72×
• Total profit: $67,697
• Equity at exit: $5,620

Cash invested: $18,200 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$341
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $560

Break-even live

Break-even rent $494

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Floyd St Malvern, AR	3.0	1.0	1168	$1,400	$1.20	14d	1	0.14mi
330 Elmo St Unit 1 Malvern, AR	2.0	1.0	800	$800	$1.00	14d	1	0.31mi
1226 School St Malvern, AR	2.0	1.0	768	$900	$1.17	14d	1	1.38mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	14d	1	1.42mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	21d	1	1.42mi

Listing history 20 events

1. 2026-06-19
   days on market $65,000 Active 24 DOM
2. 2026-06-18
   days on market $65,000 Active 23 DOM
3. 2026-06-17
   days on market $65,000 Active 22 DOM
4. 2026-06-16
   days on market $65,000 Active 21 DOM
5. 2026-06-15
   days on market $65,000 Active 20 DOM
6. 2026-06-14
   days on market $65,000 Active 18 DOM
7. 2026-06-13
   days on market $65,000 Active 17 DOM
8. 2026-06-10
   days on market $65,000 Active 15 DOM
9. 2026-06-09
   days on market $65,000 Active 14 DOM
10. 2026-06-08
    days on market $65,000 Active 13 DOM
11. 2026-06-07
    days on market $65,000 Active 12 DOM
12. 2026-06-02
    days on market $65,000 Active 7 DOM
13. 2026-06-01
    days on market $65,000 Active 6 DOM
14. 2026-05-31
    days on market $65,000 Active 5 DOM
15. 2026-05-30
    days on market $65,000 Active 4 DOM
16. 2026-05-26
    listed $65,000 Active
17. 2020-09-03
    soldstatus $98,500
18. 2017-08-02
    soldstatus $103,300
19. 1993-11-10
    soldstatus $10,000
20. 1989-07-05
    soldstatus $15,000

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$148/yr (+$12/mo · 55.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,431
• − Mortgage interest: −$3,641
• − Property taxes: −$268
• − Insurance: −$325
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,891
• Taxable income: $5,998
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,278/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: Malvern School District
• NCES district ID: 0509240
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $35,370
• Composite: 17.76/100
• National rank: #9017
• State rank: #207 of 238 in AR

Livability — Malvern

• Score: 62/100
• State rank: #215
• US rank: #16632

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, AR
• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

+333.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $65,000 FSBO.com
• 2020-09-03 Sold (Public Records) $98,500 Public Records
• 2017-08-02 Sold (Public Records) $103,300 Public Records
• 1993-11-10 Sold (Public Records) $10,000 Public Records
• 1989-07-05 Sold (Public Records) $15,000 Public Records

Property tax history

+0.8%/yr

Latest (2024): $268 · +40.1% YoY. Source: county tax records.