1204 N Newton · El Dorado, AR 71730

$60,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records

Est $89k · 32% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors! This has been a great rental property over the last several years. Few upgrades include a new hot water heater as of 2021, and new roof as of 2023! AC has recently been serviced. This property is to be sold AS-IS WHERE IS WITH ALL FAULTS.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $60k).
• Cap rate 13.2% 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-, employment D, crime F.
• 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.
• Zoned schools: Yocum Elementary School (math 42% / reading 22%, grade F, #278 of 454 statewide, top 64%, 596 students, 100% FRL); Barton Jr. High School (math 31% / reading 35%, grade F, #131 of 201 statewide, top 65%, 616 students, 100% FRL); El Dorado High School (math 19% / reading 32%, grade F, #182 of 292 statewide, top 63%, 1,303 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.78%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 N Broadway Blvd	0.31mi	2/1.0	956 (+7%)	6mo	$105,000	$110	70
141 N Broadway Blvd	0.37mi	2/1.0	880 (-2%)	18mo	$29,000	$33	64
916 W 19th St	0.54mi	2/2.0	910 (+2%)	12mo	$63,000	$69	58
222 Oakhurst Blvd	0.19mi	3/2.0 (+1)	944 (+5%)	19mo	$93,000	$99	57
110 Tanglewood Dr	0.54mi	3/1.0 (+1)	910 (+2%)	15mo	$140,000	$154	55
1109 W 7th St	0.57mi	2/1.0	968 (+8%)	18mo	$103,500	$107	45
1108 N Murphy Ave	0.46mi	2/1.0	1,024 (+14%)	12mo	$75,000	$73	45

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $12,367
• Equity at exit: $8,946

10-year hold

• IRR: 26.6%
• Equity multiple: 3.33×
• Total profit: $39,185
• Equity at exit: $5,188

Cash invested: $16,800 (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 71730

• Home prices YoY: -18.5%
• Active inventory: 126
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $347

Break-even live

Break-even rent $477

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $381	-5% $364	+0% $347	+5% $330	+10% $313
Rent	-10% $275	-5% $311	+0% $347	+5% $383	+10% $419
Rate	-1.0pp $377	-0.5pp $362	base $347	+0.5pp $331	+1.0pp $316

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2023-11-03
   soldstatus $57,000 Sold 249-char remark

   Show marketing remark (249 chars)

   Investors! This has been a great rental property over the last several years. Few upgrades include a new hot water heater as of 2021, and new roof as of 2023! AC has recently been serviced. This property is to be sold AS-IS WHERE IS WITH ALL FAULTS.

2. 2023-10-09
   status Under Contract 249-char remark

   Show marketing remark (249 chars)

   Investors! This has been a great rental property over the last several years. Few upgrades include a new hot water heater as of 2021, and new roof as of 2023! AC has recently been serviced. This property is to be sold AS-IS WHERE IS WITH ALL FAULTS.

3. 2023-10-05
   historical
4. 2023-10-02
   listed $60,000 New Listing 249-char remark

   Show marketing remark (249 chars)

   Investors! This has been a great rental property over the last several years. Few upgrades include a new hot water heater as of 2021, and new roof as of 2023! AC has recently been serviced. This property is to be sold AS-IS WHERE IS WITH ALL FAULTS.

5. 2023-10-01
   listed $60,000
6. 2006-02-10
   soldstatus $38,000
7. 2000-04-14
   soldstatus $25,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 41% 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: $10,992
• − Mortgage interest: −$3,361
• − Property taxes: −$444
• − Insurance: −$300
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$1,745
• Taxable income: $3,383
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,352/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

+128.0% since first listed

7 events — show timeline

• 2023-11-03 Sold (MLS) $57,000 CARMLS
• 2023-10-09 Pending — CARMLS
• 2023-10-05 Listing Removed — CARMLS
• 2023-10-02 Listed $60,000 CARMLS
• 2023-10-01 Listed $60,000 CARMLS
• 2006-02-10 Sold (Public Records) $38,000 Public Records
• 2000-04-14 Sold (Public Records) $25,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $444 · +0.0% YoY. Source: county tax records.