1001 E Homan · England, AR 72046

$139,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 311 Days on market

Built 1970 3,484 sqft lot $115/sqft · 64% above area

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Why this score? — see what drove the B 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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The home is perfect as a place to downsize or start off. It is neat and clean. Living room, kitchen, 3 beds, 2 baths with laundry. A fenced yard and carport are attached. New floor treatments and bathroom showers and fixtures just completed on 4/1/2026. A combination package with the house next door 1003 is priced at $199,999.

Key facts

• 3,484 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#96 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• England School District (town): math 27% / reading 28% proficiency, ranked #170 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $139k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 D 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. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $84,940
• List price: $139,000
• Delta: 63.65%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Irvy Rd	0.22mi	3/1.0	1,088 (-10%)	1mo	$72,000	$66	68
217 SE 3rd	0.47mi	3/1.0	1,164 (-4%)	9mo	$75,000	$64	60
102 NE 5th St	0.39mi	2/1.0 (-1)	1,320 (+9%)	4mo	$102,400	$78	55
603 SE 2nd St	0.54mi	4/1.0 (+1)	1,189 (-2%)	20mo	$45,000	$38	46
322 SE 4th St	0.41mi	2/1.0 (-1)	1,364 (+12%)	12mo	$115,000	$84	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $99,697
• Equity at exit: $125,222

10-year hold

• IRR: 28.3%
• Equity multiple: 8.05×
• Total profit: $274,569
• Equity at exit: $270,046

Cash invested: $38,920 (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 72046

• Home prices YoY: 20.0%
• Active inventory: 50
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,531 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $378

Break-even live

Break-even rent $1,053

Max offer price $139,000

Occupancy floor 70%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $139,000 Active 311 DOM
2. 2026-06-18
   days on market $139,000 Active 310 DOM
3. 2026-06-17
   days on market $139,000 Active 309 DOM
4. 2026-06-16
   days on market $139,000 Active 308 DOM
5. 2026-06-15
   days on market $139,000 Active 307 DOM
6. 2026-06-14
   days on market $139,000 Active 305 DOM
7. 2026-06-12
   days on market $139,000 Active 304 DOM
8. 2026-06-09
   days on market $139,000 Active 301 DOM
9. 2026-06-08
   days on market $139,000 Active 300 DOM
10. 2026-06-07
    days on market $139,000 Active 299 DOM
11. 2026-06-07
    days on market $139,000 Active 298 DOM
12. 2026-06-04
    days on market $139,000 Active 295 DOM
13. 2026-06-02
    days on market $139,000 Active 294 DOM
14. 2026-06-01
    days on market $139,000 Active 293 DOM
15. 2026-05-31
    days on market $139,000 Active 292 DOM
16. 2026-05-31
    days on market $139,000 Active 291 DOM
17. 2025-08-11
    listed $139,000 New Listing 329-char remark

    Show marketing remark (329 chars)

    The home is perfect as a place to downsize or start off. It is neat and clean. Living room, kitchen, 3 beds, 2 baths with laundry. A fenced yard and carport are attached. New floor treatments and bathroom showers and fixtures just completed on 4/1/2026. A combination package with the house next door 1003 is priced at $199,999.

18. 2021-07-08
    soldstatus $90,000

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$345/yr (+$29/mo · 63.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,377
• − Mortgage interest: −$7,786
• − Property taxes: −$544
• − Insurance: −$695
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,044
• Taxable income: $2,368
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $3,963/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: England School District
• NCES district ID: 0505850
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $36,807
• Composite: 22.87/100
• National rank: #8006
• State rank: #170 of 238 in AR

Livability — England

• Score: 67/100
• State rank: #96
• US rank: #10256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: England, AR
• Population (ZIP): 4,128

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.41%
• Current HPI: 200.75
• 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

+54.4% since first listed

2 events — show timeline

• 2025-08-11 Listed $139,000 CARMLS
• 2021-07-08 Sold (Public Records) $90,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $544 · -15.5% YoY. Source: county tax records.