903 Haney Ave · El Dorado, AR 71730

$84,240

3 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 150 Days on market

Built 1960 0.39 ac lot $56/sqft · 16% below area Est $100k · 16% 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 +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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 MLS

Give us a call for a showing of this 3 bedroom 2 bath home located on Haney Avenue in El Dorado Arkansas. This home has a nice privacy fenced back yard. This home is nicely located between schools, shopping, and the Spudnut Shoppe. * * * Exclusive Agency Listing. Deed Shall be Conveyed by Special Warranty Deed or its Equivalent.

Key facts

• 0.39 acre lot
• Built 1960
• Listed 149 days

Tags

• PRIVACY FENCED BACK YARD
• LOCATED BETWEEN SCHOOLS
• LOCATED BETWEEN SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 $582 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $78k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% 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 $74,131 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.40%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (median comp): $99,735
• List price: $84,240
• Delta: -15.54%
• 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
716 N Yocum Ave	0.21mi	3/1.5	1,556 (+3%)	4mo	$45,000	$29	80
904 W 7th	0.36mi	3/1.5	1,581 (+5%)	1mo	$60,000	$38	72
1016 W 7th St	0.30mi	3/1.0	1,466 (-3%)	9mo	$158,000	$108	70
911 Crawford St	0.31mi	3/2.0	1,624 (+8%)	4mo	$150,000	$92	69
1513 W Faulkner St	0.40mi	3/1.0	1,537 (+2%)	7mo	$169,000	$110	68
1120 W Faulkner St	0.41mi	2/2.0 (-1)	1,520 (+1%)	10mo	$126,000	$83	66
1005 W 6th St	0.24mi	3/1.5	1,648 (+9%)	6mo	$95,000	$58	66
107 Reed Ave	0.55mi	3/1.5	1,422 (-6%)	10mo	$140,000	$98	55
710 W Elm St	0.68mi	3/1.5	1,418 (-6%)	3mo	$95,000	$67	54
1421 Emmett	0.39mi	2/1.0 (-1)	1,295 (-14%)	3mo	$125,000	$97	47
801 W Oak St	0.62mi	2/1.0 (-1)	1,698 (+13%)	1mo	$45,000	$27	40
1708 W Cedar St	0.65mi	2/2.0 (-1)	1,669 (+11%)	10mo	$173,000	$104	38

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $15,610
• Equity at exit: $12,560

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $51,172
• Equity at exit: $7,284

Cash invested: $23,587 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$442
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $460

Break-even live

Break-even rent $627

Max offer price $84,240

Occupancy floor 57%

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: $21,060
• Closing costs: $2,527
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $84,240 Active 150 DOM
2. 2026-06-18
   days on market $84,240 Active 149 DOM
3. 2026-06-17
   days on market $84,240 Active 148 DOM
4. 2026-06-16
   statusdays on market $84,240 Active 147 DOM
5. 2026-06-15
   days on market $84,240 Price Change 146 DOM
6. 2026-06-14
   days on market $84,240 Price Change 144 DOM
7. 2026-06-12
   days on market $84,240 Price Change 143 DOM
8. 2026-06-09
   pricestatusdays on market $84,240 Price Change 140 DOM
9. 2026-06-08
   days on market $103,680 Active 139 DOM
10. 2026-06-07
    days on market $103,680 Active 138 DOM
11. 2026-06-07
    days on market $103,680 Active 137 DOM
12. 2026-06-04
    days on market $103,680 Active 134 DOM
13. 2026-06-02
    days on market $103,680 Active 133 DOM
14. 2026-06-01
    days on market $103,680 Active 132 DOM
15. 2026-05-31
    days on market $103,680 Active 131 DOM
16. 2026-05-31
    days on market $103,680 Active 130 DOM
17. 2026-05-07
    price $103,680 332-char remark

    Show marketing remark (332 chars)

    Give us a call for a showing of this 3 bedroom 2 bath home located on Haney Avenue in El Dorado Arkansas. This home has a nice privacy fenced back yard. This home is nicely located between schools, shopping, and the Spudnut Shoppe. * * * Exclusive Agency Listing. Deed Shall be Conveyed by Special Warranty Deed or its Equivalent.

18. 2026-04-03
    price $123,120 332-char remark

    Show marketing remark (332 chars)

    Give us a call for a showing of this 3 bedroom 2 bath home located on Haney Avenue in El Dorado Arkansas. This home has a nice privacy fenced back yard. This home is nicely located between schools, shopping, and the Spudnut Shoppe. * * * Exclusive Agency Listing. Deed Shall be Conveyed by Special Warranty Deed or its Equivalent.

19. 2026-03-10
    price $142,560 332-char remark

    Show marketing remark (332 chars)

    Give us a call for a showing of this 3 bedroom 2 bath home located on Haney Avenue in El Dorado Arkansas. This home has a nice privacy fenced back yard. This home is nicely located between schools, shopping, and the Spudnut Shoppe. * * * Exclusive Agency Listing. Deed Shall be Conveyed by Special Warranty Deed or its Equivalent.

20. 2026-01-16
    listed $162,000 New Listing 332-char remark

    Show marketing remark (332 chars)

    Give us a call for a showing of this 3 bedroom 2 bath home located on Haney Avenue in El Dorado Arkansas. This home has a nice privacy fenced back yard. This home is nicely located between schools, shopping, and the Spudnut Shoppe. * * * Exclusive Agency Listing. Deed Shall be Conveyed by Special Warranty Deed or its Equivalent.

21. 2023-01-03
    soldstatus $124,500
22. 2022-12-28
    soldstatus $124,500 205-char remark

    Show marketing remark (205 chars)

    This beautiful home is perfect for a growing family. It's nestled into a great neighborhood with close proximity to schools, shopping, and entertainment. Call Netasha at 870-866-9958 for a private showing.

23. 2022-11-11
    listed $122,500 205-char remark

    Show marketing remark (205 chars)

    This beautiful home is perfect for a growing family. It's nestled into a great neighborhood with close proximity to schools, shopping, and entertainment. Call Netasha at 870-866-9958 for a private showing.

24. 2021-10-01
    soldstatus $87,500
25. 2021-09-30
    listed $87,500
26. 2021-09-29
    soldstatus $87,500
27. 2006-02-24
    soldstatus $70,000
28. 2003-05-27
    soldstatus $30,000

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$315/yr (+$26/mo · 140.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $14,514
• − Mortgage interest: −$4,719
• − Property taxes: −$224
• − Insurance: −$421
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,451
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,469/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

+245.6% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $103,680 CARMLS
• 2026-04-03 Price Changed $123,120 CARMLS
• 2026-03-10 Price Changed $142,560 CARMLS
• 2026-01-16 Listed $162,000 CARMLS
• 2023-01-03 Sold (Public Records) $124,500 Public Records
• 2022-12-28 Sold (MLS) $124,500 CARMLS
• 2022-11-11 Listed $122,500 CARMLS
• 2021-10-01 Sold (Public Records) $87,500 Public Records
• 2021-09-30 Listed $87,500 CARMLS
• 2021-09-29 Sold (MLS) $87,500 CARMLS
• 2006-02-24 Sold (Public Records) $70,000 Public Records
• 2003-05-27 Sold (Public Records) $30,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $224 · -22.3% YoY. Source: county tax records.