1306 W Main St · El Dorado, AR 71730

$152,800

3 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 163 Days on market

Built 1950 9,583 sqft lot Est $226k · 33% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained home with 3 bedrooms, 2 bathrooms, plus bonus room overlooking fenced backyard. Perfect for pets, gardening and play. Enjoy a brand new dishwasher and faucets; a gas range stove and HVAC system that are only 4 years old. Glassed in bonus room not pictured.

Key facts

• Brand new dishwasher
• Fenced backyard
• Hvac system

Tags

• FENCED BACKYARD
• BRAND NEW DISHWASHER
• GAS RANGE STOVE
• HVAC SYSTEM
• GLASSED IN BONUS ROOM

Property features AI

Finance

• Other: Approx. 2,300 square feet (per appraisal); Approx. 0.22 acre lot (per appraisal)

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Municipal electric (including Entergy); Natural gas
• Home design: Metal/Vinyl siding and Masonite exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Paved road access; Located inside city limits; Up slope lot; In subdivision

Interior

• Kitchen: Gas range; Dishwasher; Disposal; Pantry; Ice maker connection
• Flooring: Laminate flooring; Natural stone tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling; Zoned HVAC
• Interior features: Laminate and natural stone tile floors; Gas-log fireplace with gas starter; Bonus room; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $122k (20.2% below list).
• Recommended offer: $122k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 125 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 $1k of loan paydown is wiped out by about $5k 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 163 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $153k implies a 75% 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: 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 $121,871 (20.2% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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: 0.80% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $226,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 W Cedar St	0.18mi	4/2.0 (+1)	1,975 (-1%)	1mo	$195,000	$99	83
1114 W Oak St	0.24mi	3/2.0	2,050 (+2%)	6mo	$212,000	$103	80
1306 W Main St	0.00mi	3/2.0	2,277 (+14%)	1mo	$149,000	$65	77
1605 W Cedar	0.17mi	3/2.0	1,818 (-9%)	2mo	$202,000	$111	75
820 W Oak St	0.40mi	4/2.0 (+1)	2,053 (+2%)	1mo	$175,000	$85	72
1315 Mount Holly Rd	0.42mi	3/2.0	2,100 (+5%)	3mo	$350,000	$167	70
1909 W Oak St	0.46mi	3/2.5	2,132 (+6%)	5mo	$275,000	$129	62
2009 Ridgewood Dr	0.60mi	3/2.0	2,175 (+8%)	5mo	$288,500	$133	54
2207 W Main St	0.71mi	4/2.0 (+1)	2,064 (+3%)	5mo	$269,500	$131	53
501 Woodview Dr	0.62mi	3/2.5	2,173 (+8%)	4mo	$285,000	$131	52
708 Liberty	0.57mi	3/2.0	1,793 (-10%)	6mo	$78,000	$44	51
1114 W 4th St	0.64mi	4/2.0 (+1)	1,760 (-12%)	1mo	$199,000	$113	44

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-22,078
• Equity at exit: $22,783

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-15,953
• Equity at exit: $13,211

Cash invested: $42,784 (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: 125
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$801
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $43

Break-even live

Break-even rent $1,164

Max offer price $152,800

Occupancy floor 91%

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: $38,200
• Closing costs: $4,584
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-30
   status Under Contract
2. 2026-02-20
   price $152,800
3. 2025-10-24
   listed $160,000 New Listing
4. 2002-12-06
   soldstatus $87,500
5. 1996-03-01
   soldstatus $65,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $978 · $81/mo
• Expected delta: +$322/yr (+$27/mo · 49.0%)

ⓘ 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: $14,625
• − Mortgage interest: −$8,559
• − Property taxes: −$656
• − Insurance: −$764
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,445
• Taxable loss: −$2,140
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $1,031/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

+135.1% since first listed

5 events — show timeline

• 2026-04-30 Pending — CARMLS
• 2026-02-20 Price Changed $152,800 CARMLS
• 2025-10-24 Listed $160,000 CARMLS
• 2002-12-06 Sold (Public Records) $87,500 Public Records
• 1996-03-01 Sold (Public Records) $65,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $656 · -6.5% YoY. Source: county tax records.