1501 E Highland Ave · Malvern, AR 72104

$65,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 105 Days on market

Built 1960 5,227 sqft lot Est $96k · 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 +3.1/5.0
• 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

This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

Key facts

• Hardwood flooring
• Large backyard
• Newer windows

Tags

• HARDWOOD FLOORING
• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Utilities: Public sewer; Public water; Electric (municipal); Natural gas; Insulated windows; Wireless internet available
• Home design: Metal/Vinyl siding
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Porch; Fully fenced yard; Wood fence; Level, corner lot; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range
• Bedrooms: Bonus room
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air units; Gas space heater
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Video surveillance; Sheetrock walls/ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.67% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.92%
• DSCR: 2.38
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $95,832
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Pleasant St	0.24mi	2/1.0	800 (+1%)	13mo	$106,500	$133	76
1611 Willow St	0.10mi	2/1.0	792 (0%)	23mo	$15,000	$19	76
903 Edward St	0.44mi	2/1.0	840 (+6%)	13mo	$73,000	$87	58
2010 Wilson St	0.50mi	2/1.0	768 (-3%)	20mo	$115,000	$150	55
841 Hall St	0.44mi	2/1.0	868 (+10%)	18mo	$105,000	$121	49
917 Mcbee St	0.55mi	2/1.0	884 (+12%)	21mo	$56,000	$63	37

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $19,314
• Equity at exit: $9,692

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $55,195
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$21 /mo · $258/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $469

Break-even live

Break-even rent $493

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1627 Willow St Malvern, AR	3.0	1.0	960	$1,200	$1.25	14d	1	0.16mi
1226 School St Malvern, AR	2.0	1.0	768	$900	$1.17	14d	1	0.71mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	14d	1	1.42mi
1426 Stanley St Malvern, AR	2.0	1.0	800	$850	$1.06	21d	1	1.42mi

Listing history 26 events

1. 2026-06-19
   days on market $65,000 Active 105 DOM
2. 2026-06-18
   days on market $65,000 Active 104 DOM
3. 2026-06-17
   days on market $65,000 Active 103 DOM
4. 2026-06-16
   days on market $65,000 Active 102 DOM
5. 2026-06-15
   statusdays on market $65,000 Active 101 DOM
6. 2026-06-14
   days on market $65,000 Price Change 99 DOM
7. 2026-06-13
   days on market $65,000 Price Change 98 DOM
8. 2026-06-10
   days on market $65,000 Price Change 96 DOM
9. 2026-06-09
   days on market $65,000 Price Change 95 DOM
10. 2026-06-09
    pricestatus $65,000 Price Change 94 DOM
11. 2026-06-08
    days on market $85,000 Active 94 DOM
12. 2026-06-07
    days on market $85,000 Active 93 DOM
13. 2026-06-02
    days on market $85,000 Active 88 DOM
14. 2026-06-01
    days on market $85,000 Active 87 DOM
15. 2026-05-31
    days on market $85,000 Active 86 DOM
16. 2026-05-30
    days on market $85,000 Active 85 DOM
17. 2026-03-06
    listed $85,000 New Listing
18. 2025-05-22
    soldstatus $70,000 Sold 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

19. 2025-05-22
    soldstatus $70,000 Closed 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

20. 2025-05-22
    soldstatus $70,000

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

21. 2025-05-13
    status Pending 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

22. 2025-05-13
    status Under Contract 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

23. 2025-04-04
    price $79,500 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

24. 2025-04-04
    price $79,500 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

25. 2025-03-14
    listed $85,000 Active 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

26. 2025-03-13
    listed $85,000 New Listing 371-char remark

    Show marketing remark (371 chars)

    This adorable, move in ready home has been updated and is ready for its new family! All new paint throughout, new window unit, all new windows and so much more. Quality over quantity is very freeing! Private back yard and a corner lot are great features too! Let your landscaping and gardening dreams soar here! Don't miss this one!! Call and make your appointment today!

ⓘ 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: $258 · $21/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$158/yr (+$13/mo · 61.4%)

ⓘ 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 15% 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: $13,039
• − Mortgage interest: −$3,641
• − Property taxes: −$258
• − Insurance: −$325
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,891
• Taxable income: $4,838
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $4,466/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

10 events — show timeline

• 2026-03-06 Listed $85,000 CARMLS
• 2025-05-22 Sold (Public Records) $70,000 Public Records
• 2025-05-22 Sold (MLS) $70,000 HSBOR
• 2025-05-22 Sold (MLS) $70,000 CARMLS
• 2025-05-13 Pending — HSBOR
• 2025-05-13 Pending — CARMLS
• 2025-04-04 Price Changed $79,500 CARMLS
• 2025-04-04 Price Changed $79,500 HSBOR
• 2025-03-14 Listed $85,000 HSBOR
• 2025-03-13 Listed $85,000 CARMLS

Property tax history

-0.4%/yr

Latest (2025): $258 · +0.0% YoY. Source: county tax records.