504 NE 3rd St · England, AR 72046

$70,000

3 bd · 2.0 ba · 2,518 sqft · SingleFamily public records · 172 Days on market

Built 1960 0.32 ac lot $28/sqft · 60% below area ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

Key facts

• 0.32 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#96 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• England School District (town): math 27% / reading 28% proficiency, ranked #170 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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 D 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: 2.14% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.97%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $176,706
• List price: $70,000
• Delta: -60.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 SE 3rd St	0.36mi	3/2.0	2,240 (-11%)	4mo	$180,000	$80	61
609 E Fordyce St	0.33mi	3/2.0	2,771 (+10%)	9mo	$35,000	$13	60
314 SE 5th St	0.44mi	3/3.5	2,840 (+13%)	0mo	$235,000	$83	52
801 Homan	0.47mi	4/3.0 (+1)	2,520 (+0%)	21mo	$244,450	$97	51
705 Mound	0.40mi	3/2.5	2,150 (-15%)	8mo	$400,000	$186	48
102 Walnut St	0.71mi	3/3.0	2,332 (-7%)	6mo	$184,000	$79	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 5.17×
• Total profit: $81,814
• Equity at exit: $63,062

10-year hold

• IRR: 50.4%
• Equity multiple: 11.54×
• Total profit: $206,660
• Equity at exit: $135,995

Cash invested: $19,600 (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 72046

• Home prices YoY: 20.0%
• Active inventory: 50
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $685

Break-even live

Break-even rent $631

Max offer price $70,000

Occupancy floor 49%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 E Nichols St England, AR	4.0	2.5	3000	$1,499	$0.50	14d	1	0.48mi

Listing history 24 events

1. 2026-06-19
   days on market $70,000 Active 172 DOM
2. 2026-06-18
   days on market $70,000 Active 171 DOM
3. 2026-06-17
   days on market $70,000 Active 170 DOM
4. 2026-06-16
   days on market $70,000 Active 169 DOM
5. 2026-06-15
   days on market $70,000 Active 168 DOM
6. 2026-06-14
   days on market $70,000 Active 166 DOM
7. 2026-06-12
   days on market $70,000 Active 165 DOM
8. 2026-06-09
   days on market $70,000 Active 162 DOM
9. 2026-06-08
   days on market $70,000 Active 161 DOM
10. 2026-06-07
    days on market $70,000 Active 160 DOM
11. 2026-06-07
    days on market $70,000 Active 159 DOM
12. 2026-06-04
    days on market $70,000 Active 156 DOM
13. 2026-06-02
    days on market $70,000 Active 155 DOM
14. 2026-06-01
    days on market $70,000 Active 154 DOM
15. 2026-05-31
    days on market $70,000 Active 153 DOM
16. 2026-05-31
    remarks 268-char remark
17. 2026-05-31
    days on market $70,000 Active 152 DOM
18. 2026-05-05
    price $70,000 237-char remark

    Show marketing remark (237 chars)

    Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

19. 2026-05-04
    status Back on Market 237-char remark

    Show marketing remark (237 chars)

    Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

20. 2026-04-30
    historical 237-char remark

    Show marketing remark (237 chars)

    Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

21. 2026-03-07
    price $75,000 237-char remark

    Show marketing remark (237 chars)

    Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

22. 2026-02-04
    price $80,000 237-char remark

    Show marketing remark (237 chars)

    Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

23. 2025-12-24
    listed $85,000 New Listing 237-char remark

    Show marketing remark (237 chars)

    Property is now being marketed as an Auction property. The online sales event for this property begins on 05/18/2026 and ends on 05/20/2026. Agents, please see Agent Remarks for further info. No Disclosure - To Be Sold "As Is"

24. 2003-06-09
    soldstatus $80,000

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,988
• − Mortgage interest: −$3,921
• − Property taxes: −$1,230
• − Insurance: −$350
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,036
• Taxable income: $7,573
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $6,408/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: England School District
• NCES district ID: 0505850
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $36,807
• Composite: 22.87/100
• National rank: #8006
• State rank: #170 of 238 in AR

Livability — England

• Score: 67/100
• State rank: #96
• US rank: #10256

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: England, AR
• Population (ZIP): 4,128

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.41%
• Current HPI: 200.75
• 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

-12.5% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $70,000 CARMLS
• 2026-05-04 Relisted — CARMLS
• 2026-04-30 Listing Removed — CARMLS
• 2026-03-07 Price Changed $75,000 CARMLS
• 2026-02-04 Price Changed $80,000 CARMLS
• 2025-12-24 Listed $85,000 CARMLS
• 2003-06-09 Sold (Public Records) $80,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,230 · +0.0% YoY. Source: county tax records.