1024 Roosevelt & 1528 Monroe St · Malvern, AR 72104

$144,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 39 Days on market

Built 1960 5,227 sqft lot

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Why this score? — see what drove the F 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 +11.4/30.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for rental investment? Needs some TLC. Seller will not provide property disclosure, property will be sold with no guarantees or warranties. See Agent Remarks.

Key facts

• Updated finishes
• Two homes on one lot
• Open kitchen

Tags

• TWO HOMES ON ONE LOT
• IMMEDIATE INCOME POTENTIAL
• SPACIOUS LIVING AREAS
• FUNCTIONAL KITCHEN SPACE
• UPDATED FINISHES
• OPEN KITCHEN

Property features AI

Exterior

• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Single-family property (property type indicated by building info)
• Construction: Frame construction; Metal/Vinyl siding; Crawl space foundation; 3-tab shingle roof
• Exterior features: Frame construction with metal/vinyl siding; 3-tab shingle roof; Paved road access; Level, corner lot; Inside city limits

Interior

• Kitchen: Gas range; Electric range; Dishwasher
• Flooring: Vinyl flooring; Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling; Window AC units
• Interior features: Vinyl, tile, and laminate flooring; Central cooling (electric) with window units; Central gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-50 ($-595/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (30.0% below list).
• Recommended offer: $101k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#215 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Malvern School District (town): math 21% / reading 22% proficiency, ranked #207 of 238 in AR (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Malvern Elementary School (math 28% / reading 20%, grade F, #359 of 454 statewide, top 79%, 701 students, 77% FRL); Malvern Junior High School (math 24% / reading 24%, grade F, #170 of 201 statewide, top 86%, 299 students, 75% FRL); Malvern High School (math 14% / reading 25%, grade F, #239 of 292 statewide, top 85%, 575 students, 66% FRL).
• Market conditions: 171 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4 units permitted in Hot Spring County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hot Spring County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago 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.
• Current owner paid $13k; list at $144k implies a 1008% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $100,851 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $92,928
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Willow St	0.28mi	2/1.0 (-1)	792 (+3%)	23mo	$15,000	$19	57
1315 Pleasant St	0.46mi	2/1.0 (-1)	800 (+4%)	13mo	$106,500	$133	56
903 Edward St	0.35mi	2/1.0 (-1)	840 (+9%)	13mo	$73,000	$87	52
2010 Wilson St	0.71mi	2/1.0 (-1)	768 (0%)	20mo	$115,000	$150	46
841 Hall St	0.43mi	2/1.0 (-1)	868 (+13%)	18mo	$105,000	$121	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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-26,570
• Equity at exit: $21,471

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-27,515
• Equity at exit: $12,450

Cash invested: $40,320 (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 72104

• Home prices YoY: -7.3%
• Active inventory: 171
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$755
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-50

Break-even live

Break-even rent $1,071

Max offer price $135,237

Occupancy floor 100%

Sensitivity live

Price	-10% $32	-5% $-9	+0% $-50	+5% $-90	+10% $-131
Rent	-10% $-129	-5% $-89	+0% $-50	+5% $-10	+10% $30
Rate	-1.0pp $23	-0.5pp $-13	base $-50	+0.5pp $-87	+1.0pp $-125

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1627 Willow St Malvern, AR	3.0	1.0	960	$1,200	$1.25	16d	1	0.32mi
1226 School St Malvern, AR	2.0	1.0	768	$900	$1.17	16d	1	0.77mi
330 Elmo St Unit 1 Malvern, AR	2.0	1.0	800	$800	$1.00	16d	1	1.43mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	16d	1	1.50mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	23d	1	1.50mi

Listing history 21 events

1. 2026-06-22
   days on market $144,000 Active 39 DOM
2. 2026-06-19
   days on market $144,000 Active 37 DOM
3. 2026-06-18
   days on market $144,000 Active 36 DOM
4. 2026-06-17
   days on market $144,000 Active 35 DOM
5. 2026-06-16
   days on market $144,000 Active 34 DOM
6. 2026-06-15
   days on market $144,000 Active 33 DOM
7. 2026-06-14
   days on market $144,000 Active 31 DOM
8. 2026-06-13
   days on market $144,000 Active 30 DOM
9. 2026-06-10
   days on market $144,000 Active 28 DOM
10. 2026-06-09
    days on market $144,000 Active 27 DOM
11. 2026-06-08
    days on market $144,000 Active 26 DOM
12. 2026-06-07
    days on market $144,000 Active 25 DOM
13. 2026-06-02
    days on market $144,000 Active 20 DOM
14. 2026-06-01
    days on market $144,000 Active 19 DOM
15. 2026-05-31
    days on market $144,000 Active 18 DOM
16. 2026-05-30
    days on market $144,000 Active 17 DOM
17. 2026-05-13
    listed $144,000 New Listing
18. 2012-01-13
    soldstatus $13,000
19. 2012-01-12
    soldstatus $13,000 167-char remark

    Show marketing remark (167 chars)

    Looking for rental investment? Needs some TLC. Seller will not provide property disclosure, property will be sold with no guarantees or warranties. See Agent Remarks.

20. 2012-01-05
    historical 167-char remark

    Show marketing remark (167 chars)

    Looking for rental investment? Needs some TLC. Seller will not provide property disclosure, property will be sold with no guarantees or warranties. See Agent Remarks.

21. 2011-03-29
    listed $21,000 167-char remark

    Show marketing remark (167 chars)

    Looking for rental investment? Needs some TLC. Seller will not provide property disclosure, property will be sold with no guarantees or warranties. See Agent 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: $374 · $31/mo
• Projected year-2 tax: $922 · $77/mo
• Expected delta: +$547/yr (+$46/mo · 146.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $12,102
• − Mortgage interest: −$8,066
• − Property taxes: −$374
• − Insurance: −$720
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$4,189
• Taxable loss: −$3,184
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $169/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: Malvern School District
• NCES district ID: 0509240
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $35,370
• Composite: 17.76/100
• National rank: #9017
• State rank: #207 of 238 in AR

Livability — Malvern

• Score: 62/100
• State rank: #215
• US rank: #16632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, AR
• Population (ZIP): 23,222

Population outlook (Hot Spring County) Hauer SSP2

• Today (2025): 34,464 people
• By 2030: 34,659 · +0.6%
• By 2040: 34,486 · +0.1%
• By 2050: 33,419 · -3.0%
• By 2075: 28,702 · -16.7%
• By 2100: 21,415 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 16% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Hot Spring

• 2024 margin: Solid R (+52.2) · D 22.9% · R 75.1% · Other 1.9%
• 2008→2024 swing: -27.7pp toward R · 2008: -24.4pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+48.7 2016: R+42.5 2012: R+29.0 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.79%
• Current HPI: 211.6419
• 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

+585.7% since first listed

5 events — show timeline

• 2026-05-13 Listed $144,000 CARMLS
• 2012-01-13 Sold (Public Records) $13,000 Public Records
• 2012-01-12 Sold (MLS) $13,000 CARMLS
• 2012-01-05 Listing Removed — CARMLS
• 2011-03-29 Listed $21,000 CARMLS

Property tax history

+0.7%/yr

Latest (2025): $374 · +0.0% YoY. Source: county tax records.