603 Hall St · Malvern, AR 72104

$109,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 164 Days on market

Built 1950 7,840 sqft lot Est $90k · 22% over ↓ 6% since listing

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Why this score? — see what drove the D- 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully remodeled 3-bedroom, 1-bathroom home, featuring a spacious separate 528 sq ft detached shop ideal for hobbies, storage, or a workshop. The home has been extensively updated for modern comfort and style, including brand-new luxury vinyl plank flooring installed in 2026, a fresh tub/shower surround added in 2025, a new central HVAC system and durable metal roof in 2024, fresh vinyl siding on both the house and shop in 2023, and updated cabinets with new sheetrock in 2022. This all-electric home, equipped with a convenient gas cook stove, includes essential kitchen appliances and dedicated washer/dryer hookups. The detached shop matches the home's quality with its own

Key facts

• Detached shop
• 7,840 sq ft lot
• 2 parking spots

Tags

• DETACHED SHOP

Property features AI

Finance

• Financial info: Financing accepted: VA, FHA, Conventional, Cash, Rural Development

Exterior

• Parking: 2-car parking
• Utilities: Public water; Municipal electric service (Entergy); Natural gas
• Home design: Single-family property; Approx. 952 square feet
• Construction: Metal/Vinyl siding; Metal roof; Crawl space foundation; Built on approx. 0.18 acre (per tax records)
• Exterior features: Porch; Outside storage area; Chain link fencing; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Refrigerator included
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Smoke detectors; Ceiling fans; Kitchen counters: Formica
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $81 ($966/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (15.8% below list).
• Recommended offer: $92k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Malvern Elementary School (math 28% / reading 20%, grade F, #359 of 454 statewide, top 79%, 701 students, 77% FRL); Malvern Junior High School (math 24% / reading 24%, grade F, #170 of 201 statewide, top 86%, 299 students, 75% FRL); Malvern High School (math 14% / reading 25%, grade F, #239 of 292 statewide, top 85%, 575 students, 66% FRL).
• Market conditions: 171 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,496 (15.8% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $90,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 Porter St	0.42mi	2/1.0 (-1)	920 (-3%)	7mo	$106,800	$116	64
841 Hall St	0.15mi	2/1.0 (-1)	868 (-9%)	18mo	$105,000	$121	58
1024 Toler	0.29mi	2/1.0 (-1)	1,080 (+13%)	4mo	$27,000	$25	56
1327 Locust St	0.45mi	2/1.0 (-1)	977 (+3%)	17mo	$59,900	$61	56
1519 Mississippi St	0.31mi	2/1.0 (-1)	1,053 (+11%)	11mo	$100,000	$95	54
903 Edward St	0.28mi	2/1.0 (-1)	840 (-12%)	13mo	$73,000	$87	51
325 W Mill St	0.66mi	2/2.0 (-1)	1,008 (+6%)	3mo	$155,000	$154	48
822 Pine Bluff St	0.24mi	2/1.0 (-1)	1,068 (+12%)	20mo	$95,000	$89	47
1612 Grant St	0.63mi	3/1.0	1,056 (+11%)	8mo	$81,000	$77	46
527 E Mill St	0.34mi	2/1.0 (-1)	1,090 (+14%)	14mo	$102,000	$94	44
1017 Sulphur Springs Rd	0.73mi	2/2.0 (-1)	1,064 (+12%)	3mo	$125,000	$117	34
1806 E Sullenberger St	0.74mi	3/2.0	1,092 (+15%)	10mo	$149,900	$137	29

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-12,732
• Equity at exit: $16,386

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-4,698
• Equity at exit: $9,502

Cash invested: $30,772 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$576
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $81

Break-even live

Break-even rent $823

Max offer price $109,900

Occupancy floor 86%

Sensitivity live

Price	-10% $143	-5% $112	+0% $81	+5% $49	+10% $18
Rent	-10% $7	-5% $44	+0% $81	+5% $117	+10% $154
Rate	-1.0pp $136	-0.5pp $108	base $81	+0.5pp $52	+1.0pp $23

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1226 School St Malvern, AR	2.0	1.0	768	$900	$1.17	16d	1	0.18mi
1627 Willow St Malvern, AR	3.0	1.0	960	$1,200	$1.25	16d	1	0.76mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	16d	1	0.88mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	23d	1	0.88mi
330 Elmo St Unit 1 Malvern, AR	2.0	1.0	800	$800	$1.00	16d	1	1.02mi

Listing history 25 events

1. 2026-06-22
   days on market $109,900 Active 164 DOM
2. 2026-06-19
   days on market $109,900 Active 162 DOM
3. 2026-06-18
   days on market $109,900 Active 161 DOM
4. 2026-06-17
   days on market $109,900 Active 160 DOM
5. 2026-06-16
   days on market $109,900 Active 159 DOM
6. 2026-06-15
   days on market $109,900 Active 158 DOM
7. 2026-06-14
   days on market $109,900 Active 156 DOM
8. 2026-06-13
   days on market $109,900 Active 155 DOM
9. 2026-06-10
   days on market $109,900 Active 153 DOM
10. 2026-06-09
    days on market $109,900 Active 152 DOM
11. 2026-06-08
    days on market $109,900 Active 151 DOM
12. 2026-06-07
    statusdays on market $109,900 Active 150 DOM
13. 2026-06-02
    days on market $109,900 Price Change 145 DOM
14. 2026-06-01
    days on market $109,900 Price Change 144 DOM
15. 2026-05-31
    days on market $109,900 Price Change 143 DOM
16. 2026-05-30
    days on market $109,900 Price Change 142 DOM
17. 2026-05-05
    price $112,000
18. 2026-04-06
    status Back on Market
19. 2026-03-19
    historical Take Backups
20. 2026-03-09
    price $115,000
21. 2026-01-08
    listed $119,000 New Listing
22. 2025-09-29
    historical $850
23. 2025-08-29
    listed $850
24. 2024-09-29
    historical $850
25. 2024-09-20
    listed $850

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$367/yr (+$31/mo · 108.9%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $11,100
• − Mortgage interest: −$6,156
• − Property taxes: −$337
• − Insurance: −$550
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$3,197
• Taxable loss: −$916
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,186/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

-5.9% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $112,000 CARMLS
• 2026-04-06 Relisted — CARMLS
• 2026-03-19 Contingent — CARMLS
• 2026-03-09 Price Changed $115,000 CARMLS
• 2026-01-08 Listed $119,000 CARMLS
• 2025-09-29 Rental Removed $850 Avail
• 2025-08-29 Listed for Rent $850 Avail
• 2024-09-29 Rental Removed $850 Avail
• 2024-09-20 Listed for Rent $850 Avail

Property tax history

+0.6%/yr

Latest (2025): $337 · +0.0% YoY. Source: county tax records.