526 Meadow Ln · El Dorado, AR 71730

$112,500

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 323 Days on market

Built 1994 2,178 sqft lot $88/sqft · 20% below area Est $141k · 20% under

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Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

This cozy townhouse is in a prime location off of NW Avenue. It boasts 2 bedrooms & 1 1/2 baths. Both bedrooms are upstairs with 2 walk-in closets & a safe room. Firewalls are built in every wall. 2 car carport & back patio. Square footage, lot size, and acreage is taken from courthouse records.

Key facts

• Safe room
• Walk-in closets
• Firewalls

Tags

• WALK-IN CLOSETS
• SAFE ROOM
• FIREWALLS
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $778 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.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $112k implies a 74% gain — meaningful room to come down on a strong offer.

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 $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $141,192
• List price: $112,500
• Delta: -20.32%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Robin Rd	0.28mi	3/2.0 (+1)	1,291 (+1%)	8mo	$140,000	$108	74
102 Alderman Dr	0.38mi	3/2.0 (+1)	1,321 (+3%)	4mo	$184,000	$139	69
208 Mockingbird Ln	0.16mi	3/2.0 (+1)	1,416 (+11%)	2mo	$155,000	$109	68
105 Alderman	0.35mi	3/2.0 (+1)	1,305 (+2%)	9mo	$140,000	$107	67
409 Casa Linda	0.44mi	3/2.0 (+1)	1,227 (-4%)	16mo	$139,900	$114	55
104 Mockingbird Ln	0.12mi	3/2.0 (+1)	1,462 (+14%)	20mo	$160,000	$109	49
506 Drexel Ct	0.36mi	3/2.0 (+1)	1,470 (+15%)	18mo	$145,000	$99	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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-10,099
• Equity at exit: $16,774

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,723
• Equity at exit: $9,727

Cash invested: $31,500 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $127

Break-even live

Break-even rent $984

Max offer price $112,500

Occupancy floor 84%

Sensitivity live

Price	-10% $205	-5% $166	+0% $127	+5% $89	+10% $50
Rent	-10% $37	-5% $82	+0% $127	+5% $173	+10% $218
Rate	-1.0pp $184	-0.5pp $156	base $127	+0.5pp $98	+1.0pp $69

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   statusdays on market $112,500 Active 323 DOM
2. 2026-06-18
   days on market $112,500 Price Change 322 DOM
3. 2026-06-17
   days on market $112,500 Price Change 321 DOM
4. 2026-06-16
   days on market $112,500 Price Change 320 DOM
5. 2026-06-15
   days on market $112,500 Price Change 319 DOM
6. 2026-06-14
   days on market $112,500 Price Change 317 DOM
7. 2026-06-13
   pricestatus $112,500 Price Change 316 DOM
8. 2026-06-12
   days on market $118,500 Active 316 DOM
9. 2026-06-09
   days on market $118,500 Active 313 DOM
10. 2026-06-08
    days on market $118,500 Active 312 DOM
11. 2026-06-07
    days on market $118,500 Active 311 DOM
12. 2026-06-07
    days on market $118,500 Active 310 DOM
13. 2026-06-04
    days on market $118,500 Active 307 DOM
14. 2026-06-02
    days on market $118,500 Active 306 DOM
15. 2026-06-01
    days on market $118,500 Active 305 DOM
16. 2026-05-31
    days on market $118,500 Active 304 DOM
17. 2026-05-31
    days on market $118,500 Active 303 DOM
18. 2026-01-06
    price $118,500 314-char remark

    Show marketing remark (314 chars)

    This cozy townhouse is in a prime location off of NW Avenue. It boasts 2 bedrooms & 1 1/2 baths. Both bedrooms are upstairs with 2 walk-in closets & a safe room. Firewalls are built in every wall. 2 car carport & back patio. Square footage, lot size, and acreage is taken from courthouse records.

19. 2025-07-31
    listed $110,000 New Listing 314-char remark

    Show marketing remark (314 chars)

    This cozy townhouse is in a prime location off of NW Avenue. It boasts 2 bedrooms & 1 1/2 baths. Both bedrooms are upstairs with 2 walk-in closets & a safe room. Firewalls are built in every wall. 2 car carport & back patio. Square footage, lot size, and acreage is taken from courthouse records.

20. 2015-07-14
    soldstatus $64,500

ⓘ 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 4/10 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: $13,745
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$562
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,273
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,596/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

+83.7% since first listed

3 events — show timeline

• 2026-01-06 Price Changed $118,500 CARMLS
• 2025-07-31 Listed $110,000 CARMLS
• 2015-07-14 Sold (Public Records) $64,500 Public Records

Property tax history

-8.8%/yr

Latest (2025): $97 · -50.8% YoY. Source: county tax records.