2111 Backbone Rd · Cabot, AR 72023

$145,000

2 bd · 2.0 ba · 1,312 sqft · Manufactured public records · 83 Days on market

Built 1993 4.48 ac lot $111/sqft · at area comps Est $138k · at est. ↓ 28% since listing

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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 +18.9/30.0
• DSCR +6.0/10.0
• ARV discount +5.3/15.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful country living on 4.48 acres with convenience to town and the interstate! This 2 bed, 2 bath home features a cozy living room with a rock fireplace that flows into the eat-in kitchen, complete with stainless appliances (refrigerator conveys), an island with tile countertops, and abundant storage. The spacious primary suite offers double sinks, a jetted tub, and separate shower, while the second bedroom features a vaulted ceiling and its own large bathroom with double sinks and joaker tub. A spacious laundry room with plenty of storage adds to the home’s functionality. The land is mostly wooded, offering privacy, with great space for gardening, pets, or children to play. Enjoy space, comfort, and a quiet setting all in one!

Key facts

• Double sinks
• Tile countertops
• Stainless appliances

Tags

• ROCK FIREPLACE
• STAINLESS APPLIANCES
• TILE COUNTERTOPS
• ABUNDANT STORAGE
• DOUBLE SINKS
• JETTED TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $130k (10.2% below list).
• Recommended offer: $130k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.6% in Cabot — 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 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.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.2%/yr); 334 active listings in the ZIP; solid renter incomes; 1,006 units permitted in Pulaski 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.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,240 (10.2% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $138,140
• List price: $145,000
• Delta: 4.97%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,844
• Equity at exit: $21,620

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $928
• 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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $149

Break-even live

Break-even rent $1,114

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $231	-5% $190	+0% $149	+5% $107	+10% $66
Rent	-10% $46	-5% $97	+0% $149	+5% $200	+10% $251
Rate	-1.0pp $222	-0.5pp $185	base $149	+0.5pp $111	+1.0pp $73

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 23 events

1. 2026-06-18
   days on market $145,000 Active 83 DOM
2. 2026-06-17
   days on market $145,000 Active 82 DOM
3. 2026-06-16
   days on market $145,000 Active 81 DOM
4. 2026-06-15
   days on market $145,000 Active 80 DOM
5. 2026-06-14
   days on market $145,000 Active 78 DOM
6. 2026-06-13
   days on market $145,000 Active 77 DOM
7. 2026-06-10
   days on market $145,000 Active 75 DOM
8. 2026-06-09
   days on market $145,000 Active 74 DOM
9. 2026-06-08
   days on market $145,000 Active 73 DOM
10. 2026-06-07
    days on market $145,000 Active 72 DOM
11. 2026-06-05
    days on market $145,000 Active 69 DOM
12. 2026-06-03
    days on market $145,000 Active 68 DOM
13. 2026-06-02
    days on market $145,000 Active 67 DOM
14. 2026-06-01
    days on market $145,000 Active 66 DOM
15. 2026-05-31
    days on market $145,000 Active 65 DOM
16. 2026-05-31
    days on market $145,000 Active 64 DOM
17. 2026-05-13
    price $145,000 747-char remark

    Show marketing remark (747 chars)

    Peaceful country living on 4.48 acres with convenience to town and the interstate! This 2 bed, 2 bath home features a cozy living room with a rock fireplace that flows into the eat-in kitchen, complete with stainless appliances (refrigerator conveys), an island with tile countertops, and abundant storage. The spacious primary suite offers double sinks, a jetted tub, and separate shower, while the second bedroom features a vaulted ceiling and its own large bathroom with double sinks and joaker tub. A spacious laundry room with plenty of storage adds to the home’s functionality. The land is mostly wooded, offering privacy, with great space for gardening, pets, or children to play. Enjoy space, comfort, and a quiet setting all in one!

18. 2026-03-27
    listed $150,000 New Listing 747-char remark

    Show marketing remark (747 chars)

    Peaceful country living on 4.48 acres with convenience to town and the interstate! This 2 bed, 2 bath home features a cozy living room with a rock fireplace that flows into the eat-in kitchen, complete with stainless appliances (refrigerator conveys), an island with tile countertops, and abundant storage. The spacious primary suite offers double sinks, a jetted tub, and separate shower, while the second bedroom features a vaulted ceiling and its own large bathroom with double sinks and joaker tub. A spacious laundry room with plenty of storage adds to the home’s functionality. The land is mostly wooded, offering privacy, with great space for gardening, pets, or children to play. Enjoy space, comfort, and a quiet setting all in one!

19. 2026-03-13
    historical
20. 2026-02-19
    price $175,000
21. 2025-12-23
    price $180,000
22. 2025-10-22
    price $190,000
23. 2025-09-16
    listed $200,000 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: $715 · $60/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$213/yr (+$18/mo · 29.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,629
• − Mortgage interest: −$8,122
• − Property taxes: −$715
• − Insurance: −$725
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,218
• Taxable loss: −$652
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,939/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: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 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 (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

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 · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

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

Price history

-27.5% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $145,000 CARMLS
• 2026-03-27 Listed $150,000 CARMLS
• 2026-03-13 Listing Removed — CARMLS
• 2026-02-19 Price Changed $175,000 CARMLS
• 2025-12-23 Price Changed $180,000 CARMLS
• 2025-10-22 Price Changed $190,000 CARMLS
• 2025-09-16 Listed $200,000 CARMLS

Property tax history

+8.5%/yr

Latest (2025): $715 · +7.1% YoY. Source: county tax records.