2800 Meadow Rdg · Salem, AR 72019

$225,000

3 bd · 2.0 ba · 3,240 sqft · SingleFamily public records · 33 Days on market

Built 1979 3.77 ac lot $69/sqft · 58% below area

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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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered for sale by HUD, this unique property presents a rare opportunity for investors, contractors, or visionaries looking to build equity in a prime Benton location. Situated on a sprawling 3.77-acre lot, this estate offers the perfect blend of privacy and immense functional space. The primary home features a vast 3,167 square feet of living area. Out back find a staggering 3,520 square foot utility building. This space is ideal for a home-based business, heavy equipment storage, a professional-grade workshop, or a substantial car collection. In addition, there is also a 1,800 square foot unfinished structure which offers even more flexibility. Finish it out as a guest house, a detached home office, or a massive hobby studio. Endless opportunities await for the next buyer looking to get lots of space at a low entry point. Agents see remarks.

Key facts

• Unfinished structure
• 3.77 acre lot
• Utility building

Tags

• 3.77 ACRE LOT
• UTILITY BUILDING
• UNFINISHED STRUCTURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $28 ($341/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 $181k (19.8% below list).
• Recommended offer: $181k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.2% in Salem — 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 65/100 on livability (#148 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: amenities F, commute F, employment F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 244 active listings in the ZIP; solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,503 (19.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $522,061
• List price: $225,000
• Delta: -56.90%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-31,898
• Equity at exit: $33,548

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-13,785
• Equity at exit: $19,454

Cash invested: $63,000 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $28

Break-even live

Break-even rent $1,769

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $225,000 Active 33 DOM
2. 2026-06-17
   days on market $225,000 Active 32 DOM
3. 2026-06-16
   days on market $225,000 Active 31 DOM
4. 2026-06-15
   days on market $225,000 Active 30 DOM
5. 2026-06-14
   days on market $225,000 Active 28 DOM
6. 2026-06-13
   statusdays on market $225,000 Active 27 DOM
7. 2026-06-10
   days on market $225,000 Back on Market 25 DOM
8. 2026-06-09
   days on market $225,000 Back on Market 24 DOM
9. 2026-06-08
   days on market $225,000 Back on Market 23 DOM
10. 2026-06-07
    statusdays on market $225,000 Back on Market 22 DOM
11. 2026-05-12
    status Under Contract 856-char remark

    Show marketing remark (856 chars)

    Offered for sale by HUD, this unique property presents a rare opportunity for investors, contractors, or visionaries looking to build equity in a prime Benton location. Situated on a sprawling 3.77-acre lot, this estate offers the perfect blend of privacy and immense functional space. The primary home features a vast 3,167 square feet of living area. Out back find a staggering 3,520 square foot utility building. This space is ideal for a home-based business, heavy equipment storage, a professional-grade workshop, or a substantial car collection. In addition, there is also a 1,800 square foot unfinished structure which offers even more flexibility. Finish it out as a guest house, a detached home office, or a massive hobby studio. Endless opportunities await for the next buyer looking to get lots of space at a low entry point. Agents see remarks.

12. 2026-04-22
    listed $225,000 New Listing 856-char remark

    Show marketing remark (856 chars)

    Offered for sale by HUD, this unique property presents a rare opportunity for investors, contractors, or visionaries looking to build equity in a prime Benton location. Situated on a sprawling 3.77-acre lot, this estate offers the perfect blend of privacy and immense functional space. The primary home features a vast 3,167 square feet of living area. Out back find a staggering 3,520 square foot utility building. This space is ideal for a home-based business, heavy equipment storage, a professional-grade workshop, or a substantial car collection. In addition, there is also a 1,800 square foot unfinished structure which offers even more flexibility. Finish it out as a guest house, a detached home office, or a massive hobby studio. Endless opportunities await for the next buyer looking to get lots of space at a low entry point. Agents see remarks.

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,660
• − Mortgage interest: −$12,603
• − Property taxes: −$1,487
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$6,545
• Taxable loss: −$3,566
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $1,197/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Salem

• Score: 65/100
• State rank: #148
• US rank: #12757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 77,216 people
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, AR
• 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

2 events — show timeline

• 2026-05-12 Pending — CARMLS
• 2026-04-22 Listed $225,000 CARMLS

Property tax history

-1.0%/yr

Latest (2025): $1,487 · -6.3% YoY. Source: county tax records.