715 Division St · Malvern, AR 72104

$62,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 343 Days on market

Built 1960 7,405 sqft lot Est $108k · 43% under ↓ 4% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

ATTENTION Investors and DIYer's! Come check this diamond in the rough! Renovation already started and has some supplies on site to continue the job. Some wiring, plumbing, flooring and sheet-rock already in place. 2 large bedrooms, eat-in kitchen, separate large laundry room just waiting for the right buyer.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1960

Tags

• RENOVATION ALREADY STARTED
• SEPARATE LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Approx. lot size 0.17 acres (source: tax records)
• Financial info: Financing available: conventional loan or cash

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (including Entergy); Natural gas; Cable TV available
• Home design: Manufactured home; Single-story (manufactured); Metal/vinyl siding
• Construction: Metal/vinyl siding exterior; Crawl space foundation; 3-tab shingle roof
• Exterior features: Porch; Outside storage area; Level lot; Paved road access

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating/air (see remarks)
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Sheetrock and paneling walls/ceilings; Other flooring (see remarks)
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 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 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $429 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 343 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 343 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 1960 — 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 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. 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: 1.33% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.27%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $108,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Hoover St	0.17mi	2/1.0	814 (-3%)	2mo	$105,000	$129	86
730 Baker St	0.14mi	2/1.0	896 (+7%)	23mo	$105,000	$117	63
620 Babcock St	0.23mi	3/1.5 (+1)	936 (+11%)	9mo	$154,000	$165	55

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $7,684
• Equity at exit: $9,244

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $29,459
• Equity at exit: $5,361

Cash invested: $17,360 (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: 6.3×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $279

Break-even live

Break-even rent $469

Max offer price $62,000

Occupancy floor 61%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Elmo St Unit 1 Malvern, AR	2.0	1.0	800	$800	$1.00	14d	1	0.23mi
1226 School St Malvern, AR	2.0	1.0	768	$900	$1.17	14d	1	1.29mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	14d	1	1.36mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	21d	1	1.36mi

Listing history 19 events

1. 2026-06-19
   days on market $62,000 Active 343 DOM
2. 2026-06-18
   days on market $62,000 Active 342 DOM
3. 2026-06-17
   days on market $62,000 Active 341 DOM
4. 2026-06-16
   days on market $62,000 Active 340 DOM
5. 2026-06-15
   days on market $62,000 Active 339 DOM
6. 2026-06-14
   days on market $62,000 Active 337 DOM
7. 2026-06-13
   statusdays on market $62,000 Active 336 DOM
8. 2026-06-10
   days on market $62,000 Price Change 334 DOM
9. 2026-06-09
   days on market $62,000 Price Change 333 DOM
10. 2026-06-08
    days on market $62,000 Price Change 332 DOM
11. 2026-06-07
    pricestatusdays on market $62,000 Price Change 331 DOM
12. 2026-06-02
    days on market $69,000 Active 326 DOM
13. 2026-06-01
    days on market $69,000 Active 325 DOM
14. 2026-05-31
    days on market $69,000 Active 324 DOM
15. 2026-05-30
    days on market $69,000 Active 323 DOM
16. 2025-09-09
    price $69,000
17. 2025-09-08
    price $69,000 309-char remark

    Show marketing remark (309 chars)

    ATTENTION Investors and DIYer's! Come check this diamond in the rough! Renovation already started and has some supplies on site to continue the job. Some wiring, plumbing, flooring and sheet-rock already in place. 2 large bedrooms, eat-in kitchen, separate large laundry room just waiting for the right buyer.

18. 2025-07-11
    listed $72,000 Active 309-char remark

    Show marketing remark (309 chars)

    ATTENTION Investors and DIYer's! Come check this diamond in the rough! Renovation already started and has some supplies on site to continue the job. Some wiring, plumbing, flooring and sheet-rock already in place. 2 large bedrooms, eat-in kitchen, separate large laundry room just waiting for the right buyer.

19. 2025-07-09
    listed $72,000 New Listing

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $397 · $33/mo
• Expected delta: +$158/yr (+$13/mo · 66.3%)

ⓘ 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 ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,867
• − Mortgage interest: −$3,473
• − Property taxes: −$239
• − Insurance: −$310
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$1,804
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $2,754/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

-4.2% since first listed

4 events — show timeline

• 2025-09-09 Price Changed $69,000 CARMLS
• 2025-09-08 Price Changed $69,000 HSBOR
• 2025-07-11 Listed $72,000 HSBOR
• 2025-07-09 Listed $72,000 CARMLS

Property tax history

+1.6%/yr

Latest (2024): $239 · +7.7% YoY. Source: county tax records.