903 E Sullenberger Ave · Malvern, AR 72104

$110,000

3 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 32 Days on market

Built 1950 8,712 sqft lot Est $139k · 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of small-town charm and expansive space with this unique Malvern gem. Spread across 3 full lots in the heart of town, this property offers a rare level of versatility just steps from local schools, dining, and shopping. The home’s functional layout is designed for effortless living, featuring two enclosed porches—the back of which is perfectly equipped to double as a private greenhouse. Whether you’re looking for a cozy primary residence or a high-potential investment, the bones of this home are ready to shine. Major updates provide immediate peace of mind, including a new roof (2021) and a freshly serviced HVAC (2025). For those who need room for hobbies, the property delivers in spades. The enclosed garage serves as an ideal "man cave" or workshop, complete with its own half-bath and dedicated laundry hookups. Outside, the yard features a carport, two additional storage sheds, and a storm shelter. With gas hookups throughout for customizable heating and dual laundry zones, this home is as practical as it is charming. Don’t miss your chance to own this triple-lot footprint. New moisture barrier in crawl space and dehumidifier recently done.

Key facts

• Expansive space
• Three full lots
• Enclosed porches

Tags

• EXPANSIVE SPACE
• THREE FULL LOTS
• ENCLOSED PORCHES
• PRIVATE GREENHOUSE
• MAJOR UPDATES
• NEW ROOF

Property features AI

Finance

• Other: Approximate lot size 0.2 acres; Approximate living area reported
• Financial info: Annual taxes reported

Exterior

• Parking: Carport
• Security: Video surveillance
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick and wood exterior; Level lot; Corner lot; Not in a subdivision; Inside city limits
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Porch; Partially fenced yard; Outside storage area; Storm cellar; Shop; Greenhouse; Video surveillance; Covered patio; Paved road access

Interior

• Kitchen: Gas range
• Flooring: Wood; Vinyl; Tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric); Other (see remarks)
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Floored attic; Ceiling fans
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.3% in Malvern — 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 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: schools D-, crime F, amenities 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.
• Market conditions: 171 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 32 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $34k; list at $110k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1950 — 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $138,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Mchenry St	0.21mi	3/2.0	1,246 (-1%)	3mo	$154,000	$124	82
406 E Mill St	0.41mi	3/1.0	1,254 (-1%)	1mo	$132,500	$106	79
404 Mchenry St	0.31mi	3/2.0	1,291 (+2%)	1mo	$185,000	$143	77
1011 E Highland Ave	0.15mi	3/2.0	1,404 (+11%)	3mo	$115,000	$82	68
1414 Roosevelt	0.44mi	2/2.0 (-1)	1,272 (+1%)	3mo	$140,000	$110	67
1720 E Sullenberger Ave	0.53mi	3/1.5	1,310 (+4%)	3mo	$172,000	$131	64
1024 Toler	0.16mi	2/1.0 (-1)	1,080 (-14%)	4mo	$27,000	$25	60
1416 Dogwood Trl	0.53mi	3/2.0	1,370 (+8%)	1mo	$195,000	$142	56
1806 Wilson St	0.64mi	2/1.0 (-1)	1,176 (-7%)	0mo	$130,500	$111	53
1426 Mimosa	0.73mi	3/1.5	1,161 (-8%)	4mo	$55,000	$47	48
1427 Maple St	0.70mi	3/1.5	1,110 (-12%)	1mo	$114,800	$103	45
1016 Sulphur Springs Rd	0.60mi	2/2.0 (-1)	1,409 (+12%)	1mo	$60,000	$43	43

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,448
• Equity at exit: $16,401

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $17,721
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $241

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $317	-5% $279	+0% $241	+5% $203	+10% $165
Rent	-10% $141	-5% $191	+0% $241	+5% $291	+10% $341
Rate	-1.0pp $297	-0.5pp $269	base $241	+0.5pp $213	+1.0pp $184

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1627 Willow St Malvern, AR	3.0	1.0	960	$1,200	$1.25	15d	1	0.58mi
735 Floyd St Malvern, AR	3.0	1.0	1168	$1,400	$1.20	15d	1	1.38mi

Listing history 24 events

1. 2026-06-19
   days on market $110,000 Active 32 DOM
2. 2026-06-18
   days on market $110,000 Active 31 DOM
3. 2026-06-17
   days on market $110,000 Active 30 DOM
4. 2026-06-16
   days on market $110,000 Active 29 DOM
5. 2026-06-15
   days on market $110,000 Active 28 DOM
6. 2026-06-14
   days on market $110,000 Active 26 DOM
7. 2026-06-13
   days on market $110,000 Active 25 DOM
8. 2026-06-10
   days on market $110,000 Active 23 DOM
9. 2026-06-09
   days on market $110,000 Active 22 DOM
10. 2026-06-08
    days on market $110,000 Active 21 DOM
11. 2026-06-07
    days on market $110,000 Active 20 DOM
12. 2026-06-02
    days on market $110,000 Active 15 DOM
13. 2026-06-01
    days on market $110,000 Active 14 DOM
14. 2026-05-31
    days on market $110,000 Active 13 DOM
15. 2026-05-30
    days on market $110,000 Active 12 DOM
16. 2026-05-18
    listed $110,000 Active 1220-char remark

    Show marketing remark (1220 chars)

    Discover the perfect blend of small-town charm and expansive space with this unique Malvern gem. Spread across 3 full lots in the heart of town, this property offers a rare level of versatility just steps from local schools, dining, and shopping. The home’s functional layout is designed for effortless living, featuring two enclosed porches—the back of which is perfectly equipped to double as a private greenhouse. Whether you’re looking for a cozy primary residence or a high-potential investment, the bones of this home are ready to shine. Major updates provide immediate peace of mind, including a new roof (2021) and a freshly serviced HVAC (2025). For those who need room for hobbies, the property delivers in spades. The enclosed garage serves as an ideal "man cave" or workshop, complete with its own half-bath and dedicated laundry hookups. Outside, the yard features a carport, two additional storage sheds, and a storm shelter. With gas hookups throughout for customizable heating and dual laundry zones, this home is as practical as it is charming. Don’t miss your chance to own this triple-lot footprint. New moisture barrier in crawl space and dehumidifier recently done.

17. 2026-05-16
    listed $110,000 New Listing
18. 2020-03-23
    soldstatus $34,201 452-char remark

    Show marketing remark (452 chars)

    Affordable one level frame with siding bungalow style home nestled on a corner lot and conveniently located within the city of Malvern. Home features 3 bedrooms, 1 full bathroom, central heat, central cool, attached 1 car garage, detached 1 car carport, glass enclosed porch, patio and detached storage building. HUD Case #031-344464, FHA Financing: IE (Insured Escrow) Property is sold in as-is condition, no warranties, guarantees or representations.

19. 2020-03-23
    soldstatus $34,201

    Show marketing remark (452 chars)

    Affordable one level frame with siding bungalow style home nestled on a corner lot and conveniently located within the city of Malvern. Home features 3 bedrooms, 1 full bathroom, central heat, central cool, attached 1 car garage, detached 1 car carport, glass enclosed porch, patio and detached storage building. HUD Case #031-344464, FHA Financing: IE (Insured Escrow) Property is sold in as-is condition, no warranties, guarantees or representations.

20. 2020-02-20
    listed $30,000 452-char remark

    Show marketing remark (452 chars)

    Affordable one level frame with siding bungalow style home nestled on a corner lot and conveniently located within the city of Malvern. Home features 3 bedrooms, 1 full bathroom, central heat, central cool, attached 1 car garage, detached 1 car carport, glass enclosed porch, patio and detached storage building. HUD Case #031-344464, FHA Financing: IE (Insured Escrow) Property is sold in as-is condition, no warranties, guarantees or representations.

21. 2007-06-05
    soldstatus $66,000
22. 2007-05-25
    soldstatus $66,000
23. 2007-05-07
    historical
24. 2007-04-02
    listed $59,900

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

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 ≥110°F today · 20 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: $15,210
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,200
• Taxable income: $1,214
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,602/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

+83.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $110,000 HSBOR
• 2026-05-16 Listed $110,000 CARMLS
• 2020-03-23 Sold (Public Records) $34,201 Public Records
• 2020-03-23 Sold (MLS) $34,201 HSBOR
• 2020-02-20 Listed $30,000 HSBOR
• 2007-06-05 Sold (Public Records) $66,000 Public Records
• 2007-05-25 Sold (MLS) $66,000 CARMLS
• 2007-05-07 Listing Removed — CARMLS
• 2007-04-02 Listed $59,900 CARMLS

Property tax history

-31.5%/yr

Latest (2025): $4 · -96.6% YoY. Source: county tax records.