429 Melrose St · El Dorado, AR 71730

$70,000

3 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 32 Days on market

Built 1991

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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
• ARV discount +7.5/15.0
• 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

Investor special with upside in a solid residential pocket of El Dorado. Main home offers approx. 2,019 sq ft, 3 bedrooms and 2 baths with a traditional layout and functional flow. Appraisal reflects overall condition as needing significant updates, making this a strong value-add opportunity for renovation, resale, or long-term hold strategy. A major bonus feature sets this property apart: a 456 sq ft bonus room located above the garage with a full bathroom & acirc; & euro; & rdquo; NOT included in the listed square footage. Ideal for guest suite, rental income potential, office, or studio setup. Property sits on a standard residential lot with mature surroundings and off-street

Key facts

• Office
• Full bathroom
• Bonus room

Tags

• BONUS ROOM
• FULL BATHROOM
• GUEST SUITE
• RENTAL INCOME POTENTIAL
• OFFICE
• STUDIO SETUP

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 $552 ($7k/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: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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-, employment D, crime F.
• 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.
• Zoned schools: Yocum Elementary School (math 42% / reading 22%, grade F, #278 of 454 statewide, top 64%, 596 students, 100% FRL); Barton Jr. High School (math 31% / reading 35%, grade F, #131 of 201 statewide, top 65%, 616 students, 100% FRL); El Dorado High School (math 19% / reading 32%, grade F, #182 of 292 statewide, top 63%, 1,303 students, 100% FRL) — zoned schools average 100% FRL vs 61% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.74% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.81%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $206,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Oakhurst Blvd	0.12mi	3/1.0	1,893 (-6%)	7mo	$189,000	$100	75
1223 N Newton	0.25mi	4/2.0 (+1)	1,864 (-7%)	6mo	$94,940	$51	66
703 E 8th St	0.73mi	3/2.0	2,023 (+1%)	5mo	$210,000	$104	60
1213 Cypress Dr	0.64mi	4/2.0 (+1)	1,980 (-1%)	9mo	$235,000	$119	56
143 N Broadway Blvd	0.55mi	2/3.0 (-1)	2,095 (+4%)	6mo	$135,000	$64	52
1338 N Madison	0.53mi	3/2.5	2,256 (+13%)	1mo	$85,000	$38	52
612 E 7th St	0.68mi	3/2.5	1,926 (-4%)	11mo	$85,000	$44	51
707 E 8th St	0.75mi	3/2.0	1,902 (-5%)	11mo	$195,000	$103	48
1114 W 4th St	0.74mi	4/2.0 (+1)	1,760 (-12%)	1mo	$199,000	$113	39
1211 Janwood St	0.71mi	3/2.0	1,738 (-13%)	11mo	$205,000	$118	36
2022 N Calion Rd	0.71mi	3/3.0	2,255 (+12%)	8mo	$230,000	$102	35
1225 Briarwood Dr	0.75mi	2/2.5 (-1)	2,300 (+15%)	3mo	$240,000	$104	31

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: 29.1%
• Equity multiple: 2.21×
• Total profit: $23,798
• Equity at exit: $10,437

10-year hold

• IRR: 36.5%
• Equity multiple: 4.36×
• Total profit: $65,898
• Equity at exit: $6,052

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 71730

• Home prices YoY: -18.5%
• Active inventory: 126
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $172/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $552

Break-even live

Break-even rent $520

Max offer price $70,000

Occupancy floor 50%

Sensitivity live

Price	-10% $592	-5% $572	+0% $552	+5% $532	+10% $513
Rent	-10% $456	-5% $504	+0% $552	+5% $600	+10% $648
Rate	-1.0pp $587	-0.5pp $570	base $552	+0.5pp $534	+1.0pp $516

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: —

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 32 DOM
2. 2026-06-19
   days on market $70,000 Active 30 DOM
3. 2026-06-18
   days on market $70,000 Active 29 DOM
4. 2026-06-17
   days on market $70,000 Active 28 DOM
5. 2026-06-16
   days on market $70,000 Active 27 DOM
6. 2026-06-15
   days on market $70,000 Active 26 DOM
7. 2026-06-14
   days on market $70,000 Active 24 DOM
8. 2026-06-12
   days on market $70,000 Active 23 DOM
9. 2026-06-09
   days on market $70,000 Active 20 DOM
10. 2026-06-08
    days on market $70,000 Active 19 DOM
11. 2026-06-07
    days on market $70,000 Active 18 DOM
12. 2026-06-07
    days on market $70,000 Active 17 DOM
13. 2026-06-04
    days on market $70,000 Active 14 DOM
14. 2026-06-02
    days on market $70,000 Active 13 DOM
15. 2026-06-01
    days on market $70,000 Active 12 DOM
16. 2026-05-31
    days on market $70,000 Active 11 DOM
17. 2026-05-31
    days on market $70,000 Active 10 DOM
18. 2026-05-21
    listed $70,000 Active

ⓘ 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: $172 · $14/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$276/yr (+$23/mo · 159.9%)

ⓘ 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: $14,625
• − Mortgage interest: −$3,921
• − Property taxes: −$172
• − Insurance: −$350
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,036
• Taxable income: $5,805
• Est. tax owed @ 24.0%: −$1,393
• After-tax cash flow: $5,233/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

1 event — show timeline

• 2026-05-21 Listed $70,000 FSBO.com

Property tax history

-2.9%/yr

Latest (2025): $172 · -11.2% YoY. Source: county tax records.