1402 W Faulkner St St · El Dorado, AR 71730

$145,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 35 Days on market

10,018 sqft lot $73/sqft · 14% below area Est $168k · 14% 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 +16.8/30.0
• ARV discount +13.7/15.0
• DSCR +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• 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

Legal Description per Tax Records: SHILLING S-D E 1/2 LOT 3 #0116658 #07-10893 28

Key facts

• 0.23 acre lot
• Garage
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (15.6% below list).
• Recommended offer: $122k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $122,320 (15.6% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $168,154
• List price: $145,000
• Delta: -13.77%
• 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
1609 W Cedar St	0.29mi	4/2.0 (+1)	1,975 (-1%)	1mo	$195,000	$99	79
1315 Mount Holly Rd	0.21mi	3/2.0	2,100 (+5%)	3mo	$350,000	$167	78
1605 W Cedar	0.28mi	3/2.0	1,818 (-9%)	2mo	$202,000	$111	71
820 W Oak St	0.40mi	4/2.0 (+1)	2,053 (+3%)	1mo	$175,000	$85	70
1306 W Main St	0.20mi	3/2.0	2,277 (+14%)	1mo	$149,000	$65	66
1909 W Oak St	0.42mi	3/2.5	2,132 (+7%)	5mo	$275,000	$129	63
708 Liberty	0.48mi	3/2.0	1,793 (-10%)	6mo	$78,000	$44	56
2009 Ridgewood Dr	0.54mi	3/2.0	2,175 (+9%)	5mo	$288,500	$133	55
501 Woodview Dr	0.52mi	3/2.5	2,173 (+9%)	4mo	$285,000	$131	55
1114 W 4th St	0.45mi	4/2.0 (+1)	1,760 (-12%)	1mo	$199,000	$113	54
2207 W Main St	0.71mi	4/2.0 (+1)	2,064 (+4%)	5mo	$269,500	$131	52
801 W Oak St	0.45mi	2/1.0 (-1)	1,698 (-15%)	1mo	$45,000	$27	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-17,714
• Equity at exit: $21,620

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-8,146
• Equity at exit: $12,537

Cash invested: $40,600 (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 71730

• Home prices YoY: -18.5%
• Active inventory: 125
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $92

Break-even live

Break-even rent $1,107

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Under Contract 85-char remark

   Show marketing remark (85 chars)

   Legal Description per Tax Records: SHILLING S-D E 1/2 LOT 3 #0116658 #07-10893 28

2. 2026-04-06
   listed $145,000 New Listing 85-char remark

   Show marketing remark (85 chars)

   Legal Description per Tax Records: SHILLING S-D E 1/2 LOT 3 #0116658 #07-10893 28

3. 2007-09-06
   soldstatus $100,000

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$282/yr (+$24/mo · 43.8%)

ⓘ 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 7/10 Severe 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: $14,678
• − Mortgage interest: −$8,122
• − Property taxes: −$646
• − Insurance: −$725
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,218
• Taxable loss: −$1,381
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,432/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

+45.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — CARMLS
• 2026-04-06 Listed $145,000 CARMLS
• 2007-09-06 Sold (Public Records) $100,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $646 · -6.6% YoY. Source: county tax records.