1628 Potts St · Malvern, AR 72104

$85,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 14 Days on market

Built 1950 Est $97k · 12% 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 +25.7/30.0
• ARV discount +13.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• 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

This cozy 728 sq ft home offers a perfect blend of comfort and practicality. Featuring two bedrooms and one bathroom, it's ideal for first-time buyers, downsizers, or investors seeking a low-maintenance property. A nice shed/shop, partially heated and cooled, in the backyard provides additional space for a small business or storage. The possibilities are endless!

Key facts

• Backyard
• Built 1950
• Listed 13 days

Tags

• BACKYARD

Property features AI

Finance

• HOA & community: Annual HOA frequency

Exterior

• Parking: 1 car parking; Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Wood exterior
• Construction: 3-tab shingle roof; Crawl space foundation
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Gas dryer connection; Gas water heater; Paneling, sheetrock, and wallpaper on walls/ceilings
• Laundry & utility: Washer connection; Gas dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $85k).
• Cap rate 9.2% 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; 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 $588 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $96,824
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 W Highland Ave	0.25mi	2/1.0	728 (0%)	14mo	$46,000	$63	77
1315 Pleasant St	0.74mi	2/1.0	800 (+10%)	13mo	$106,500	$133	38

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-854
• Equity at exit: $12,674

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $15,793
• Equity at exit: $7,349

Cash invested: $23,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $203

Break-even live

Break-even rent $641

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $252	-5% $227	+0% $203	+5% $179	+10% $155
Rent	-10% $132	-5% $168	+0% $203	+5% $239	+10% $274
Rate	-1.0pp $246	-0.5pp $225	base $203	+0.5pp $181	+1.0pp $159

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $85,000 Active 14 DOM
2. 2026-06-18
   days on market $85,000 Active 13 DOM
3. 2026-06-17
   days on market $85,000 Active 12 DOM
4. 2026-06-16
   days on market $85,000 Active 11 DOM
5. 2026-06-15
   days on market $85,000 Active 10 DOM
6. 2026-06-14
   days on market $85,000 Active 8 DOM
7. 2026-06-13
   statusdays on market $85,000 Active 7 DOM
8. 2026-06-10
   days on market $85,000 New Listing 5 DOM
9. 2026-06-09
   days on market $85,000 New Listing 4 DOM
10. 2026-06-08
    days on market $85,000 New Listing 3 DOM
11. 2026-06-07
    remarks 365-char remark
12. 2026-06-07
    listed $85,000 New Listing 2 DOM

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$237/yr (+$20/mo · 77.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $10,787
• − Mortgage interest: −$4,761
• − Property taxes: −$307
• − Insurance: −$425
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,473
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,178/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

+0.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $85,000 CARMLS
• 2025-10-07 Listing Removed — CARMLS
• 2025-08-06 Contingent — CARMLS
• 2025-07-08 Relisted — CARMLS
• 2025-06-11 Pending — CARMLS
• 2025-06-09 Listed $85,000 CARMLS

Property tax history

+0.7%/yr

Latest (2024): $307 · +0.0% YoY. Source: county tax records.