904 W 7th · El Dorado, AR 71730

$80,000

3 bd · 1.5 ba · 1,581 sqft · SingleFamily public records · 50 Days on market

Built 1950 0.29 ac lot Est $145k · 45% 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 +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This corner lot split level is full of potential and ready for its next chapter. Inside you will find a practical floor plan with 3 bedrooms, 1.5 bathrooms and a laundry room conveniently located off the kitchen. The kitchen flows into the dining area and sunroom, offering extra space to relax or entertain. With a little love and vision, this home is perfect for buyers looking to personalize and make it their own. Chandelier does not convey.

Key facts

• Practical floor plan
• Laundry room
• Dining area

Tags

• CORNER LOT
• PRACTICAL FLOOR PLAN
• LAUNDRY ROOM
• DINING AREA
• SUNROOM
• DETACHED

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property
• Construction: Brick and metal/vinyl siding exterior; Composition roof; Slab/crawl combination foundation; Built on a 0.29-acre lot
• Exterior features: Level, corner lot in a subdivision; Paved road access; Inside city limits

Interior

• Kitchen: Built-in stove; Dishwasher; Wall oven
• Flooring: Wood; Vinyl; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Wood, vinyl and laminate flooring; Gas logs fireplace; Formal living room, den/family room, sun room, unfinished space and basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.1% in El Dorado — 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 (#65 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools D, employment D.
• El Dorado School District (town): math 32% / reading 34% proficiency, ranked #134 of 238 in AR (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 125 active listings in the ZIP; 20 units permitted in Union 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.
• Union County population projected at -21% 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $145,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 W 7th	0.00mi	3/1.5	1,581 (0%)	1mo	$60,000	$38	99
1005 W 6th St	0.12mi	3/1.5	1,648 (+4%)	6mo	$95,000	$58	82
716 N Yocum Ave	0.38mi	3/1.5	1,556 (-2%)	4mo	$45,000	$29	77
1016 W 7th St	0.10mi	3/1.0	1,466 (-7%)	9mo	$158,000	$108	74
911 Crawford St	0.59mi	3/2.0	1,624 (+3%)	4mo	$150,000	$92	63
1114 W 4th St	0.28mi	4/2.0 (+1)	1,760 (+11%)	1mo	$199,000	$113	60
1513 W Faulkner St	0.75mi	3/1.0	1,537 (-3%)	7mo	$169,000	$110	52
1211 Janwood St	0.52mi	3/2.0	1,738 (+10%)	11mo	$205,000	$118	48
1120 W Faulkner St	0.66mi	2/2.0 (-1)	1,520 (-4%)	10mo	$126,000	$83	48
708 Liberty	0.51mi	3/2.0	1,793 (+13%)	6mo	$78,000	$44	47
505 N Holloway Ave	0.63mi	3/2.0	1,752 (+11%)	7mo	$138,000	$79	45
1310 Crestwood	0.58mi	3/2.0	1,818 (+15%)	12mo	$195,000	$107	36

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $17,624
• Equity at exit: $11,928

10-year hold

• IRR: 27.7%
• Equity multiple: 3.44×
• Total profit: $54,646
• 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 71730

• Home prices YoY: -18.5%
• Active inventory: 125
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $481

Break-even live

Break-even rent $598

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $526	-5% $503	+0% $481	+5% $458	+10% $435
Rent	-10% $385	-5% $433	+0% $481	+5% $528	+10% $576
Rate	-1.0pp $521	-0.5pp $501	base $481	+0.5pp $460	+1.0pp $439

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 4 events

1. 2026-04-10
   status Under Contract
2. 2026-02-25
   status Back on Market
3. 2026-02-16
   status Pending (FC, SS, REO)
4. 2026-02-09
   listed $80,000 New Listing

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$279/yr (+$23/mo · 119.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $14,477
• − Mortgage interest: −$4,481
• − Property taxes: −$233
• − Insurance: −$400
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,327
• Taxable income: $4,719
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,636/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: El Dorado School District
• NCES district ID: 0505680
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $36,122
• Composite: 27.36/100
• National rank: #6979
• State rank: #134 of 238 in AR

Livability — El Dorado

• Score: 69/100
• State rank: #65
• US rank: #8444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Dorado, AR
• Population (ZIP): 29,187

Population outlook (Union County) Hauer SSP2

• Today (2025): 37,422 people
• By 2030: 35,808 · -4.3%
• By 2040: 32,605 · -12.9%
• By 2050: 29,688 · -20.7%
• By 2075: 23,691 · -36.7%
• By 2100: 17,950 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 58% Black 32% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.5%
• 2008→2024 swing: -7.4pp toward R · 2008: -26.1pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+29.5 2016: R+27.8 2012: R+26.3 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.36%
• Current HPI: 155.8786
• 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

4 events — show timeline

• 2026-04-10 Pending — CARMLS
• 2026-02-25 Relisted — CARMLS
• 2026-02-16 Pending — CARMLS
• 2026-02-09 Listed $80,000 CARMLS

Property tax history

+6.2%/yr

Latest (2025): $233 · -21.5% YoY. Source: county tax records.