1212 W Cedar St · El Dorado, AR 71730

$115,000

3 bd · 1.0 ba · 1,285 sqft · SingleFamily public records · 43 Days on market

Built 1953 10,018 sqft lot Est $120k · at est.

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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 +19.9/30.0
• ARV discount +9.2/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this cozy single-family home offering approximately 1,285 sq ft of comfortable living space. Featuring a functional layout with 1 bathroom, this property is perfect for a first-time buyer or investor. Enjoy a spacious lot with room to relax or entertain, plus convenient carport parking. Inside, you’ll find hardwood flooring, central heating and air, and a layout that offers both comfort and practicality. Step outside to enjoy the patio/deck area, ideal for gatherings or quiet evenings at home. Situated in an established neighborhood, this home offers easy access to local amenities, schools, and everything El Dorado has to offer. Whether you’re looking for a place to c

Key facts

• Hardwood flooring
• Spacious lot
• Carport parking

Tags

• SPACIOUS LOT
• CARPORT PARKING
• HARDWOOD FLOORING
• CENTRAL HEATING AND AIR
• PATIO DECK AREA
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Annual taxes listed as $802

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Natural gas
• Home design: Single-family property; Approximate living area 1,285
• Construction: Metal/vinyl siding; 3-tab shingle roof; Piers foundation; Built on tax-recorded lot of about 80x126 (0.23 acres)
• Exterior features: Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central gas cooling
• Interior features: Wood and tile flooring; Free-standing stove; Microwave; Dishwasher; Refrigerator stays

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% 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: 126 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 $795 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 43 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $115k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1953 — 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $119,505
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Bradley	0.14mi	2/1.0 (-1)	1,326 (+3%)	13mo	$75,000	$57	72
1112 Combs	0.32mi	3/1.0	1,196 (-7%)	6mo	$130,000	$109	68
922 W Oak St	0.27mi	2/1.0 (-1)	1,264 (-2%)	15mo	$89,500	$71	67
1016 W Elm St	0.18mi	3/1.5	1,388 (+8%)	11mo	$130,000	$94	67
104 N Merle St	0.31mi	3/1.0	1,239 (-4%)	16mo	$135,000	$109	66
107 Reed Ave	0.15mi	3/1.5	1,422 (+11%)	10mo	$140,000	$98	65
710 W Elm St	0.39mi	3/1.5	1,418 (+10%)	3mo	$95,000	$67	60
721 N Yocum Ave	0.56mi	3/2.0	1,296 (+1%)	14mo	$120,000	$93	57
1107 W 2nd St	0.54mi	3/1.0	1,416 (+10%)	1mo	$16,000	$11	56
811 Virginia St	0.65mi	3/1.5	1,222 (-5%)	10mo	$139,000	$114	52
922 W Main St	0.20mi	2/1.0 (-1)	1,100 (-14%)	17mo	$69,500	$63	48
523 W Main St	0.48mi	2/2.0 (-1)	1,437 (+12%)	16mo	$32,000	$22	35

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-9,781
• Equity at exit: $17,147

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,933
• Equity at exit: $9,943

Cash invested: $32,200 (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: 126
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $139

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $218	-5% $178	+0% $139	+5% $99	+10% $59
Rent	-10% $45	-5% $92	+0% $139	+5% $185	+10% $232
Rate	-1.0pp $197	-0.5pp $168	base $139	+0.5pp $109	+1.0pp $79

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-29
   status Under Contract
2. 2026-03-17
   listed $115,000 New Listing
3. 2008-12-02
   soldstatus $73,000

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

Taxation est. · year 1

• Rental income: $14,179
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,345
• Taxable loss: −$177
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,707/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

+57.5% since first listed

3 events — show timeline

• 2026-04-29 Pending — CARMLS
• 2026-03-17 Listed $115,000 CARMLS
• 2008-12-02 Sold (Public Records) $73,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $202 · -24.7% YoY. Source: county tax records.