1338 N Madison · El Dorado, AR 71730

$134,900

3 bd · 2.0 ba · 2,256 sqft · SingleFamily public records · 98 Days on market

Built 2007 0.25 ac lot $60/sqft · 21% below area Est $171k · 21% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• 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

Charming and conveniently located 3-bedroom 2.5 bath home offers space, character, and opportunity for investors or first-time home buyers. This older home is being sold-as, where-is but with little TLC could be move in ready. Inside you will find a spacious eat-in kitchen, separate dining area, and a large living area. Separate laundry area, generously sized bedrooms, front and back porches. Taxes, square footage, and lot dimensions taken from courthouse records. Unknow exact age of home. No property disclosure available.

Key facts

• Large living area
• Eat-in kitchen
• Detached

Tags

• EAT-IN KITCHEN
• SEPARATE DINING AREA
• LARGE LIVING AREA
• SEPARATE LAUNDRY AREA
• FRONT AND BACK PORCHES
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $63 ($760/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 $123k (8.8% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 $933 of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $171,010
• List price: $134,900
• Delta: -21.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 N Madison	0.00mi	3/2.5	2,256 (0%)	0mo	$85,000	$38	98
410 E 13th St	0.36mi	3/2.0	2,298 (+2%)	12mo	$277,500	$121	70
703 E 8th St	0.21mi	3/2.0	2,023 (-10%)	5mo	$210,000	$104	69
2022 N Calion Rd	0.47mi	3/3.0	2,255 (-0%)	8mo	$230,000	$102	67
1616 Park Ln	0.34mi	3/2.0	2,474 (+10%)	3mo	$195,000	$79	65
608 E 5th St	0.24mi	2/1.5 (-1)	2,100 (-7%)	12mo	$155,000	$74	60
612 E 7th St	0.15mi	3/2.5	1,926 (-15%)	11mo	$85,000	$44	57
1723 N Jefferson Ave	0.30mi	3/2.0	1,969 (-13%)	15mo	$235,000	$119	52
403 E Church St St	0.57mi	3/2.0	2,030 (-10%)	8mo	$225,000	$111	50

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-17,820
• Equity at exit: $20,114

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,305
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $63

Break-even live

Break-even rent $1,150

Max offer price $134,900

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $102	+0% $63	+5% $25	+10% $-13
Rent	-10% $-34	-5% $15	+0% $63	+5% $112	+10% $161
Rate	-1.0pp $131	-0.5pp $98	base $63	+0.5pp $28	+1.0pp $-7

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   days on market $134,900 Active 98 DOM
2. 2026-06-02
   days on market $134,900 Active 97 DOM
3. 2026-06-01
   days on market $134,900 Active 96 DOM
4. 2026-05-31
   days on market $134,900 Active 95 DOM
5. 2026-05-31
   days on market $134,900 Active 94 DOM
6. 2026-04-07
   status Back on Market 528-char remark

   Show marketing remark (528 chars)

   Charming and conveniently located 3-bedroom 2.5 bath home offers space, character, and opportunity for investors or first-time home buyers. This older home is being sold-as, where-is but with little TLC could be move in ready. Inside you will find a spacious eat-in kitchen, separate dining area, and a large living area. Separate laundry area, generously sized bedrooms, front and back porches. Taxes, square footage, and lot dimensions taken from courthouse records. Unknow exact age of home. No property disclosure available.

7. 2026-04-06
   status Pending (FC, SS, REO) 528-char remark

   Show marketing remark (528 chars)

   Charming and conveniently located 3-bedroom 2.5 bath home offers space, character, and opportunity for investors or first-time home buyers. This older home is being sold-as, where-is but with little TLC could be move in ready. Inside you will find a spacious eat-in kitchen, separate dining area, and a large living area. Separate laundry area, generously sized bedrooms, front and back porches. Taxes, square footage, and lot dimensions taken from courthouse records. Unknow exact age of home. No property disclosure available.

8. 2026-02-24
   listed $134,900 New Listing 528-char remark

   Show marketing remark (528 chars)

   Charming and conveniently located 3-bedroom 2.5 bath home offers space, character, and opportunity for investors or first-time home buyers. This older home is being sold-as, where-is but with little TLC could be move in ready. Inside you will find a spacious eat-in kitchen, separate dining area, and a large living area. Separate laundry area, generously sized bedrooms, front and back porches. Taxes, square footage, and lot dimensions taken from courthouse records. Unknow exact age of home. No property disclosure available.

9. 2007-12-28
   soldstatus $162,000
10. 2007-03-09
    soldstatus $88,000

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 2/10 Low
• 🌡 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: $14,758
• − Mortgage interest: −$7,556
• − Property taxes: −$1,735
• − Insurance: −$674
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,924
• Taxable loss: −$1,493
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,119/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

+53.3% since first listed

5 events — show timeline

• 2026-04-07 Relisted — CARMLS
• 2026-04-06 Pending — CARMLS
• 2026-02-24 Listed $134,900 CARMLS
• 2007-12-28 Sold (Public Records) $162,000 Public Records
• 2007-03-09 Sold (Public Records) $88,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,735 · +8.3% YoY. Source: county tax records.