430 W Mill St · Malvern, AR 72104

$99,999

3 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 12 Days on market

Built 1953 0.36 ac lot Est $133k · 25% 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 +9.0/10.0
• 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

Check out this great investment opportunity just minutes away from downtown Malvern!! This home is nestled in a quiet neighborhood and hosts 3 bedrooms and 2 baths with an enclosed patio and separate laundry room. Additionally, there are two storage buildings on the property with electric already hooked up. The seller has made some improvements but this home is ready for someone to give it their personal touch!

Key facts

• Storage buildings
• Quiet neighborhood
• Enclosed patio

Tags

• QUIET NEIGHBORHOOD
• ENCLOSED PATIO
• SEPARATE LAUNDRY ROOM
• STORAGE BUILDINGS
• ELECTRIC ALREADY HOOKED UP

Property features AI

Finance

• Financial info: Financing available: Conventional loan or cash

Exterior

• Parking: Garage
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Frame exterior; Composition siding; Composition roof; Inside city limits
• Construction: Slab/crawl combination foundation
• Exterior features: Patio; Paved road access; Corner lot; Sloped and level areas

Interior

• Kitchen: Gas range; Electric range; Refrigerator stays
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning units
• Interior features: Washer connection; Electric dryer connection; Paneling and sheet rock ceilings
• Laundry & utility: Laundry room; Washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.3% 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: schools D-, crime F, amenities 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.
• Market conditions: 171 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $100k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,999

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.40% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $132,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Stanley St	0.18mi	3/2.0	1,598 (+1%)	21mo	$162,200	$102	72
1426 Stanley St Unit A & B	0.19mi	4/4.0 (+1)	1,600 (+1%)	8mo	$115,000	$72	69
408 Vine St	0.39mi	3/1.0	1,590 (+1%)	21mo	$10,700	$7	59
927 School St	0.66mi	3/1.0	1,516 (-4%)	10mo	$126,900	$84	50
213 Oak St	0.43mi	3/2.0	1,416 (-10%)	20mo	$117,000	$83	46
604 E Highland Ave	0.67mi	3/2.0	1,688 (+7%)	23mo	$150,000	$89	38
624 Mann St	0.71mi	3/2.0	1,374 (-13%)	16mo	$160,000	$116	32

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $10,244
• Equity at exit: $14,910

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $43,035
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $415

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Floyd St Malvern, AR	3.0	1.0	1168	$1,400	$1.20	14d	1	1.43mi

Listing history 11 events

1. 2026-06-19
   days on market $99,999 Active 12 DOM
2. 2026-06-18
   days on market $99,999 Active 11 DOM
3. 2026-06-17
   days on market $99,999 Active 10 DOM
4. 2026-06-16
   days on market $99,999 Active 9 DOM
5. 2026-06-15
   statusdays on market $99,999 Active 8 DOM
6. 2026-06-14
   days on market $99,999 New Listing 6 DOM
7. 2026-06-13
   days on market $99,999 New Listing 5 DOM
8. 2026-06-10
   days on market $99,999 New Listing 3 DOM
9. 2026-06-09
   days on market $99,999 New Listing 2 DOM
10. 2026-06-08
    remarks 415-char remark

    Show marketing remark (414 chars)

    Check out this great investment opportunity just minutes away from downtown Malvern!! This home is nestled in a quiet neighborhood and hosts 3 bedrooms and 2 baths with an enclosed patio and separate laundry room. Additionally, there are two storage buildings on the property with electric already hooked up. The seller has made some improvements but this home is ready for someone to give it their personal touch!

11. 2026-06-08
    listed $99,999 New Listing 1 DOM

    Show marketing remark (414 chars)

    Check out this great investment opportunity just minutes away from downtown Malvern!! This home is nestled in a quiet neighborhood and hosts 3 bedrooms and 2 baths with an enclosed patio and separate laundry room. Additionally, there are two storage buildings on the property with electric already hooked up. The seller has made some improvements but this home is ready for someone to give it their personal touch!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 17% 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: $16,800
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,909
• Taxable income: $3,601
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,115/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

+53.8% since first listed

33 events — show timeline

• 2026-06-08 Listed $99,999 CARMLS
• 2026-06-08 Listed $99,999 HSBOR
• 2025-10-01 Listing Removed — CARMLS
• 2025-07-08 Price Changed $98,500 CARMLS
• 2025-07-08 Price Changed $98,500 HSBOR
• 2025-05-13 Price Changed $99,999 CARMLS
• 2025-05-12 Price Changed $99,999 HSBOR
• 2025-05-12 Relisted — CARMLS
• 2025-04-25 Pending — CARMLS
• 2025-03-18 Price Changed $109,000 CARMLS
• 2025-03-18 Price Changed $109,000 HSBOR
• 2025-02-21 Price Changed $112,500 CARMLS
• 2025-02-21 Price Changed $112,500 HSBOR
• 2025-01-16 Price Changed $115,000 CARMLS
• 2025-01-16 Price Changed $115,000 HSBOR
• 2024-12-18 Listed $119,000 CARMLS
• 2024-03-06 Listing Removed — CARMLS
• 2024-02-23 Relisted — CARMLS
• 2024-02-03 Pending — CARMLS
• 2023-10-27 Price Changed $77,900 CARMLS
• 2023-09-06 Listed $79,900 CARMLS
• 2023-05-12 Sold (MLS) $38,500 CARMLS
• 2023-05-04 Sold (Public Records) $38,500 Public Records
• 2023-04-26 Pending — CARMLS
• 2023-04-18 Price Changed $40,000 CARMLS
• 2023-04-18 Relisted — CARMLS
• 2023-04-18 Listing Removed — CARMLS
• 2023-03-17 Price Changed $47,500 CARMLS
• 2023-02-16 Price Changed $54,900 CARMLS
• 2023-01-17 Listed $60,000 CARMLS
• 2017-05-31 Listing Removed — CARMLS
• 2016-08-26 Price Changed $63,000 CARMLS
• 2016-08-12 Listed $65,000 CARMLS

Property tax history

-20.7%/yr

Latest (2025): $65 · -60.5% YoY. Source: county tax records.