105 Maddison Rachael · Cabot, AR 72023

$212,900

4 bd · 2.0 ba · 1,459 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home boasts an intuitive layout designed for modern living. The open-concept living room flows naturally into the dining area and kitchen, creating an inviting space where everyone can gather and connect. The private owner's suite, complete with an en-suite bath and walk-in closet, offers a peaceful sanctuary away from the home's active spaces. Three additional bedrooms provide flexible space for guests, residents or a home office, all steps from a well-appointed full bathroom.

Key facts

• Kitchen
• Walk-in closet
• Dining area

Tags

• OPEN-CONCEPT LIVING ROOM
• DINING AREA
• KITCHEN
• PRIVATE OWNER'S SUITE
• EN-SUITE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 105 Maddison Rachael, Cabot, AR 72023; Listing type: Spec; Plan name: RC Ridgeland; Listing status: Active; Information provided by Zillow; buyer to verify
• Financial info: List price $212,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence; Active listing
• Exterior features: Living area approximately 1,459

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (RC Ridgeland plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (18.0% below list).
• Recommended offer: $174k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Cabot — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#6 in AR, #2,695 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Vilonia School District (rural): math 46% / reading 47% proficiency, ranked #23 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 334 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 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 $6k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,497 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.19% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-40,047
• Equity at exit: $31,744

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-40,998
• Equity at exit: $18,408

Cash invested: $59,612 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$1,116
• Tax est. 1.5%: −$266 /mo · $3,194/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-93

Break-even live

Break-even rent $1,862

Max offer price $199,475

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-19	+0% $-93	+5% $-166	+10% $-240
Rent	-10% $-231	-5% $-162	+0% $-93	+5% $-24	+10% $45
Rate	-1.0pp $14	-0.5pp $-39	base $-93	+0.5pp $-148	+1.0pp $-204

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: $53,225
• Closing costs: $6,387
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 504-char remark
2. 2026-06-18
   listed $212,900 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$11,926
• − Property taxes: −$3,194
• − Insurance: −$1,064
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$6,193
• Taxable loss: −$4,788
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $36/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in-ready single-story home offers a modern and well-maintained living space with an open-concept floor plan and updated kitchen and bathrooms. The exterior and landscaping are in good condition, and the home is ready for immediate occupancy.

Value-add opportunities

• Resale Painting the exterior brick — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping the front yard — A well-maintained front yard can attract more potential buyers.
• Resale Upgrading the flooring in the bedrooms — Replacing worn-out flooring can improve the overall look and feel of the home.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior brick — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping the front yard — A well-maintained front yard can attract more potential buyers. ↑
• Resale Upgrading the flooring in the bedrooms — Replacing worn-out flooring can improve the overall look and feel of the home. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Vilonia School District
• NCES district ID: 0513530
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $57,913
• Composite: 40.64/100
• National rank: #3681
• State rank: #23 of 238 in AR

Livability — Cabot

• Score: 78/100
• State rank: #6
• US rank: #2695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lonoke County · 46,130 people
• City population: 37,452
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 37,452
• Household income: $76,931
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 939.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.12%
• Current HPI: 182.3489
• Rent YoY: ▲ 3.19%
• Metro: Little Rock-North Little Rock-Conway, AR
• 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