5049 Windflower Cv · Bryant, AR 72002

$215,000

3 bd · 2.0 ba · 1,409 sqft · SingleFamily public records · 12 Days on market

Built 2024 7,840 sqft lot Est $235k · 9% under

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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 +12.6/30.0
• ARV discount +11.4/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained three-bedroom, two-bath home in the desirable Hilldale Crossing subdivision. Only two years old, this inviting home offers modern comfort, thoughtful design, and a peaceful setting backing to a wooded area for added privacy. Eligible for RD financing. Enjoy relaxing mornings on the charming front porch before stepping inside to an open-concept floor plan designed for comfortable everyday living and entertaining. The eat-in kitchen provides a functional and welcoming space for gathering with family and friends. The spacious primary suite features a private bath and an oversized walk-in closet. Outdoors, enjoy the serene backyard setting with wooded view

Key facts

• Private bath
• Eat-in kitchen
• 7,840 sq ft lot

Tags

• HILLDALE CROSSING SUBDIVISION
• OPEN-CONCEPT FLOOR PLAN
• EAT-IN KITCHEN
• PRIVATE BATH
• OVERSIZED WALK-IN CLOSET
• SERENE BACKYARD SETTING

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water
• Home design: Single-family property; Approximate living area 1,409 (source: tax records); Lot about 0.18 acre (source: tax records)
• Construction: Slab foundation
• Exterior features: Brick and frame exterior; Architectural shingle roof; Paved road access; Located on a cul-de-sac

Interior

• Kitchen: Free-standing stove
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas cooling
• Interior features: Carpet and luxury vinyl floors; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-26 ($-310/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (23.3% below list).
• Recommended offer: $165k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Bryant — 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 74/100 on livability (#16 in AR, #4,487 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springhill Elementary School (math 62% / reading 61%, grade B, #33 of 454 statewide, top 7%, 559 students, 34% FRL); Bethel Middle School (math 62% / reading 58%, grade B, #11 of 201 statewide, top 5%, 709 students, 43% FRL); Bryant High School (math 32% / reading 50%, grade F, #43 of 292 statewide, top 15%, 2,199 students, 47% FRL).
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 446 units permitted in Saline 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 $6k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $165,000 (23.3% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.77% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $235,303
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Fair Ln	0.23mi	3/2.0	1,400 (-1%)	2mo	$243,000	$174	86
8007 N Haven Dr	0.25mi	3/2.0	1,425 (+1%)	1mo	$249,000	$175	86
2255 Bentwood Dr	0.15mi	3/2.0	1,355 (-4%)	2mo	$203,500	$150	85
634 Hideaway Cir	0.24mi	3/2.0	1,452 (+3%)	2mo	$242,000	$167	82
9056 Rolling Hills Dr	0.20mi	3/2.0	1,420 (+1%)	12mo	$255,000	$180	79
616 Hideaway Cir	0.21mi	3/2.0	1,420 (+1%)	12mo	$200,000	$141	79
705 Fair Ln	0.28mi	3/2.0	1,364 (-3%)	7mo	$218,500	$160	76
8157 Northhaven Dr	0.24mi	3/2.0	1,517 (+8%)	2mo	$254,900	$168	75
8140 N Haven Dr	0.15mi	3/2.0	1,490 (+6%)	11mo	$252,900	$170	74
6925 N Haven Dr	0.35mi	3/2.0	1,404 (-0%)	13mo	$225,000	$160	72
9008 Rolling Hills Dr	0.13mi	3/2.0	1,519 (+8%)	12mo	$250,000	$165	71
711 Fair Ln	0.25mi	3/2.0	1,541 (+9%)	7mo	$241,000	$156	67

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-36,558
• Equity at exit: $32,057

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-34,246
• Equity at exit: $18,589

Cash invested: $60,200 (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 72002

• Home prices YoY: -11.0%
• Active inventory: 183
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-26

Break-even live

Break-even rent $1,683

Max offer price $210,430

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $35	+0% $-26	+5% $-87	+10% $-148
Rent	-10% $-156	-5% $-91	+0% $-26	+5% $39	+10% $104
Rate	-1.0pp $82	-0.5pp $29	base $-26	+0.5pp $-82	+1.0pp $-138

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2248 Bentwood Dr Alexander, AR	4.0	2.0	1496	$1,650	$1.10	23d	1	0.15mi

Listing history 11 events

1. 2026-06-13
   status $215,000 Under Contract 12 DOM
2. 2026-06-10
   days on market $215,000 Active 12 DOM
3. 2026-06-09
   days on market $215,000 Active 11 DOM
4. 2026-06-08
   days on market $215,000 Active 10 DOM
5. 2026-06-07
   statusdays on market $215,000 Active 9 DOM
6. 2026-06-05
   days on market $215,000 New Listing 6 DOM
7. 2026-06-03
   days on market $215,000 New Listing 5 DOM
8. 2026-06-02
   days on market $215,000 New Listing 4 DOM
9. 2026-06-01
   days on market $215,000 New Listing 3 DOM
10. 2026-05-31
    days on market $215,000 New Listing 2 DOM
11. 2026-05-29
    listed $215,000 New Listing

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$28/yr (+$2/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$12,043
• − Property taxes: −$1,348
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,255
• Taxable loss: −$4,089
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $671/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — Bryant

• Score: 74/100
• State rank: #16
• US rank: #4487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,350
• Population (ZIP): 21,386

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.89%
• Current HPI: 226.2889
• 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

• 2026-05-29 Listed $215,000 CARMLS

Property tax history

+222.8%/yr

Latest (2025): $1,348 · +222.8% YoY. Source: county tax records.