1305 W 8th St · El Dorado, AR 71730

$79,900

3 bd · 1.5 ba · 1,279 sqft · SingleFamily public records · 364 Days on market

Built 1999 0.29 ac lot $62/sqft · 20% below area Est $100k · 20% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

Key facts

• 0.29 acre lot
• Built 1999
• Listed 364 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 $552 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.48% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,803
• List price: $79,900
• Delta: -19.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 Emmett	0.15mi	2/1.0 (-1)	1,295 (+1%)	3mo	$125,000	$97	82
1100 Haney Ave	0.20mi	2/1.0 (-1)	1,248 (-2%)	1mo	$59,000	$47	79
1158 N Magnolia Dr	0.41mi	3/1.0	1,264 (-1%)	6mo	$76,500	$61	72
1314 Coy Dumas St	0.10mi	2/1.0 (-1)	1,136 (-11%)	6mo	$115,000	$101	64
811 Virginia St	0.44mi	3/1.5	1,222 (-4%)	10mo	$139,000	$114	64
1013 Moore Ave	0.27mi	2/2.0 (-1)	1,184 (-7%)	11mo	$140,000	$118	59
931 Brookwood Dr	0.61mi	3/1.5	1,240 (-3%)	10mo	$152,500	$123	58
1016 W 7th St	0.21mi	3/1.0	1,466 (+15%)	9mo	$158,000	$108	56
2303 Edgewood	0.70mi	3/1.0	1,232 (-4%)	8mo	$115,000	$93	53
1112 Combs	0.67mi	3/1.0	1,196 (-6%)	6mo	$130,000	$109	51
516 N Parkway St	0.61mi	3/1.0	1,168 (-9%)	11mo	$17,000	$15	45
506 N Parkway Dr	0.64mi	2/1.0 (-1)	1,091 (-15%)	3mo	$62,000	$57	36

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: 16.5%
• Equity multiple: 1.67×
• Total profit: $14,912
• Equity at exit: $11,913

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $48,811
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $438

Break-even live

Break-even rent $627

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   status Under Contract 341-char remark

   Show marketing remark (341 chars)

   Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

2. 2026-03-25
   status Back on Market 341-char remark

   Show marketing remark (341 chars)

   Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

3. 2026-03-13
   status Under Contract 341-char remark

   Show marketing remark (341 chars)

   Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

4. 2025-10-11
   price $79,900 341-char remark

   Show marketing remark (341 chars)

   Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

5. 2025-06-20
   price $84,900 341-char remark

   Show marketing remark (341 chars)

   Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

6. 2025-03-04
   listed $90,000 Active 341-char remark

   Show marketing remark (341 chars)

   Investor Opportunity!! This 3-bedroom, 2-bathroom home is the perfect project for those looking to put their personal touch on a property. With some TLC, it has the potential to become a fantastic home. Selling as-is—no repairs will be made. Don’t miss out on this great opportunity! Call today for more details and information.

7. 2020-09-30
   soldstatus $75,000
8. 2020-09-28
   soldstatus $75,000 88-char remark

   Show marketing remark (88 chars)

   Move-in ready on W 8th. Fully fenced back yard for anyone with pets. 2 storage buildings

9. 2020-08-10
   listed $75,000 88-char remark

   Show marketing remark (88 chars)

   Move-in ready on W 8th. Fully fenced back yard for anyone with pets. 2 storage buildings

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $514 · $43/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $14,169
• − Mortgage interest: −$4,476
• − Property taxes: −$514
• − Insurance: −$400
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,324
• Taxable income: $4,189
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $4,247/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

+6.5% since first listed

9 events — show timeline

• 2026-05-15 Pending — CARMLS
• 2026-03-25 Relisted — CARMLS
• 2026-03-13 Pending — CARMLS
• 2025-10-11 Price Changed $79,900 CARMLS
• 2025-06-20 Price Changed $84,900 CARMLS
• 2025-03-04 Listed $90,000 CARMLS
• 2020-09-30 Sold (Public Records) $75,000 Public Records
• 2020-09-28 Sold (MLS) $75,000 CARMLS
• 2020-08-10 Listed $75,000 CARMLS

Property tax history

+17.8%/yr

Latest (2025): $514 · +0.0% YoY. Source: county tax records.