301 SE 5th St · England, AR 72046

$275,000

7 bd · None ba · 2,880 sqft · MultiFamily · 7 Days on market

Built 1975 Fair condition 0.48 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Good Investment opportunity. 6 Units. Stay rented. 1 & 2 Bedrooms. Well maintained.

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1975

Property features AI

Finance

• Other: Approximate building size reported as 2,880; Approximate lot dimensions 150 x 140 (0.48 acre); Will not subdivide
• Financial info: Potential financing: Cash or conventional loan; Minimum rent for 2-bedroom units: $500; Maximum rent for 2-bedroom units: $550; Annual taxes provided
• HOA & community: HOA details not provided

Exterior

• Parking: Two parking pads
• Security: Security details not provided
• Utilities: Municipal electric; Natural gas; Public sewer; Public water
• Home design: Multifamily property (6 units); Zoned R-2
• Construction: Slab foundation
• Exterior features: Metal/vinyl siding; Composition roof; Paved road access; Level lot; Located inside city limits; Near a golf course

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Six 2-bedroom units
• Flooring: Luxury vinyl; Vinyl; Wall-to-wall carpet
• Bathrooms: Bathroom details not provided
• Heating & cooling: Central electric cooling; Central gas heating
• Interior features: Sheet rock ceilings and walls; Washer/Dryer (commercial outlet)
• Laundry & utility: Washer/Dryer (commercial outlet); Tenants pay all utilities

What this means for you Summary

Snapshot

• This is a 7-bed/?-bath multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $275k).

Location & tenants

• Location reads 67/100 on livability (#96 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• England School District (town): math 27% / reading 28% proficiency, ranked #170 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $275,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — 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 F-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 D 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.66% ✓
• Cap rate: 23.26%
• Cash-on-cash: 60.60%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.7%
• Equity multiple: 6.16×
• Total profit: $397,553
• Equity at exit: $247,742

10-year hold

• IRR: 66.6%
• Equity multiple: 13.68×
• Total profit: $976,183
• Equity at exit: $534,265

Cash invested: $77,000 (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 72046

• Home prices YoY: 20.0%
• Active inventory: 50
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $7,328 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,539
• Net cashflow: $3,889

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 42%

Sensitivity live

Price	-10% $4,079	-5% $3,984	+0% $3,889	+5% $3,794	+10% $3,699
Rent	-10% $3,310	-5% $3,599	+0% $3,889	+5% $4,178	+10% $4,468
Rate	-1.0pp $4,027	-0.5pp $3,959	base $3,889	+0.5pp $3,817	+1.0pp $3,745

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,636
▸ 3× units	2	1	$3,693
Total (6 units)			$7,328

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   statusdays on market $275,000 Active 7 DOM
2. 2026-06-18
   days on market $275,000 New Listing 6 DOM
3. 2026-06-17
   days on market $275,000 New Listing 5 DOM
4. 2026-06-16
   days on market $275,000 New Listing 4 DOM
5. 2026-06-15
   days on market $275,000 New Listing 3 DOM
6. 2026-06-12
   remarks 85-char remark
7. 2026-06-12
   listed $275,000 New Listing 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,936
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$7,035
• − Management: −$7,035
• − Depreciation: −$8,000
• Taxable income: $44,962
• Est. tax owed @ 24.0%: −$10,791
• After-tax cash flow: $35,873/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior repairs, as well as maintenance on the roof and systems. Addressing these issues will significantly increase its value and make it more attractive to potential buyers or renters.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major flooring — No visible flooring, but age is unknown
• Major interior walls/paint — No visible interior, but age is unknown
• Major systems — No visible systems, but age is unknown

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair roof — Prevents water damage and increases value
• Both replace flooring — Improves living space and value
• Both paint interior — Enhances interior appearance and value
• Both repair systems — Ensures functionality and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
flooring · No visible flooring, but age is unknown	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is unknown	Major	$15,000–50,000
systems · No visible systems, but age is unknown	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Prevents water damage and increases value ↑
• Both replace flooring — Improves living space and value ↑
• Both paint interior — Enhances interior appearance and value ↑
• Both repair systems — Ensures functionality and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: England School District
• NCES district ID: 0505850
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $36,807
• Composite: 22.87/100
• National rank: #8006
• State rank: #170 of 238 in AR

Livability — England

• Score: 67/100
• State rank: #96
• US rank: #10256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: England, AR
• Population (ZIP): 4,128

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.41%
• Current HPI: 200.75
• 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

1 event — show timeline

• 2026-06-01 Listed $275,000 CARMLS