7 Moonlight Cv · Ward, AR 72176

$169,900

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 104 Days on market

Built 2004 Est $205k · 17% under

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Why this score? — see what drove the C+ 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 +17.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +5.5/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very Cute and spacious home on cul-de-sac street. Close to elementary school. Featuring split floor plan, corner fireplace with gas logs, laminate flooring, big kitchen with island, lots of cabinets, good sized bedrooms, master has jetted tub and separate shower. Fenced back yard with storage bldg. Don't miss this one! Qualifies for Rural Development

Key facts

• Split floor plan
• Storage building
• Large kitchen

Tags

• SPLIT FLOOR PLAN
• COZY CORNER FIREPLACE
• LARGE KITCHEN
• FULLY FENCED BACKYARD
• STORAGE BUILDING

Property features AI

Finance

• Other: Approximate lot dimensions 78 x 120 (from survey)
• Financial info: Financing available: VA, FHA, Conventional, Rural Development or Cash
• HOA & community: Subdivision: MOON RIDGE ESTATES

Exterior

• Parking: 2-car garage with automatic door opener
• Utilities: Public sewer; Public water; Electric via cooperative; Natural gas; Insulated windows; Insulated doors
• Home design: Brick and frame combination exterior; Level lot in a subdivision; Cul-de-sac lot
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Porch; Fully fenced yard; Outside storage area; Guttering; Wood fence; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Garbage disposal; Pantry; Ice maker connection
• Bedrooms: Great room; Laundry (listed as a room)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Washer hookup and electric dryer connection; Gas water heater; Whirlpool / hot tub / spa; Smoke detectors; Walk-in closets; Ceiling fans; Walk-in shower; Uses gas logs only (fireplace)
• Laundry & utility: Washer hookup; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $134 ($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 $145k (14.4% below list).
• Recommended offer: $145k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.9% in Ward — 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 (#66 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• Cabot School District (suburban): math 48% / reading 43% proficiency, ranked #29 of 238 in AR (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,467 (14.4% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $204,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Moonlight Graham Blvd	0.30mi	3/2.5	1,489 (+6%)	1mo	$200,000	$134	75
23 Moonridge Dr	0.12mi	3/2.0	1,242 (-12%)	1mo	$180,000	$145	73
22 Magnolia Ln	0.58mi	3/2.0	1,408 (-0%)	1mo	$212,000	$151	71
11 Birchwood Dr	0.54mi	3/2.0	1,366 (-3%)	3mo	$200,000	$146	67
24 Magnolia Ln	0.59mi	4/2.0 (+1)	1,414 (+0%)	2mo	$215,000	$152	65
10 Mill Creek Dr	0.60mi	3/2.0	1,347 (-5%)	1mo	$205,000	$152	64
391 Moonlight Graham Blvd	0.30mi	4/2.0 (+1)	1,586 (+12%)	1mo	$193,000	$122	60
341 Moonlight Graham Blvd	0.30mi	4/2.0 (+1)	1,586 (+12%)	1mo	$193,000	$122	60
420 Moonlight Graham Blvd	0.35mi	4/2.0 (+1)	1,586 (+12%)	1mo	$215,000	$136	57
450 Moonlight Graham Blvd	0.38mi	4/2.0 (+1)	1,586 (+12%)	3mo	$200,000	$126	54
490 Moonlight Graham Blvd	0.42mi	4/2.0 (+1)	1,586 (+12%)	2mo	$204,000	$129	53
28 Castleton Dr	0.73mi	4/2.0 (+1)	1,338 (-5%)	0mo	$207,000	$155	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.07×
• Total profit: $51,068
• Equity at exit: $99,960

10-year hold

• IRR: 16.7%
• Equity multiple: 4.06×
• Total profit: $145,346
• Equity at exit: $175,640

Cash invested: $47,572 (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 72176

• Home prices YoY: 2.6%
• Active inventory: 147
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$891
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $134

Break-even live

Break-even rent $1,285

Max offer price $169,900

Occupancy floor 86%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	23d	1	0.12mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	23d	1	0.25mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	19d	1	0.57mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	23d	1	0.58mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	23d	1	0.59mi
65 Birchwood Dr Ward, AR	3.0	2.0	1302	$1,650	$1.27	21d	1	0.75mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	23d	1	1.09mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	44d	1	1.26mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	23d	1	1.30mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	43d	1	1.35mi

Listing history 38 events

1. 2026-06-18
   days on market $169,900 Active 104 DOM
2. 2026-06-17
   days on market $169,900 Active 103 DOM
3. 2026-06-16
   days on market $169,900 Active 102 DOM
4. 2026-06-15
   days on market $169,900 Active 101 DOM
5. 2026-06-14
   days on market $169,900 Active 99 DOM
6. 2026-06-10
   days on market $169,900 Active 96 DOM
7. 2026-06-09
   days on market $169,900 Active 95 DOM
8. 2026-06-08
   days on market $169,900 Active 94 DOM
9. 2026-06-07
   days on market $169,900 Active 93 DOM
10. 2026-06-05
    days on market $169,900 Active 90 DOM
11. 2026-06-03
    days on market $169,900 Active 89 DOM
12. 2026-06-02
    days on market $169,900 Active 88 DOM
13. 2026-06-01
    days on market $169,900 Active 87 DOM
14. 2026-05-31
    days on market $169,900 Active 86 DOM
15. 2026-05-31
    days on market $169,900 Active 85 DOM
16. 2026-04-29
    price $169,900
17. 2026-04-06
    price $179,900
18. 2026-03-05
    listed $185,000 New Listing
19. 2021-03-18
    soldstatus $132,000
20. 2021-03-16
    historical 353-char remark

    Show marketing remark (353 chars)

    Very Cute and spacious home on cul-de-sac street. Close to elementary school. Featuring split floor plan, corner fireplace with gas logs, laminate flooring, big kitchen with island, lots of cabinets, good sized bedrooms, master has jetted tub and separate shower. Fenced back yard with storage bldg. Don't miss this one! Qualifies for Rural Development

21. 2021-03-15
    soldstatus $132,000 Sold 353-char remark

    Show marketing remark (353 chars)

    Very Cute and spacious home on cul-de-sac street. Close to elementary school. Featuring split floor plan, corner fireplace with gas logs, laminate flooring, big kitchen with island, lots of cabinets, good sized bedrooms, master has jetted tub and separate shower. Fenced back yard with storage bldg. Don't miss this one! Qualifies for Rural Development

22. 2021-02-02
    historical Take Backups 353-char remark

    Show marketing remark (353 chars)

    Very Cute and spacious home on cul-de-sac street. Close to elementary school. Featuring split floor plan, corner fireplace with gas logs, laminate flooring, big kitchen with island, lots of cabinets, good sized bedrooms, master has jetted tub and separate shower. Fenced back yard with storage bldg. Don't miss this one! Qualifies for Rural Development

23. 2021-02-01
    listed $129,900 New Listing 353-char remark

    Show marketing remark (353 chars)

    Very Cute and spacious home on cul-de-sac street. Close to elementary school. Featuring split floor plan, corner fireplace with gas logs, laminate flooring, big kitchen with island, lots of cabinets, good sized bedrooms, master has jetted tub and separate shower. Fenced back yard with storage bldg. Don't miss this one! Qualifies for Rural Development

24. 2018-12-04
    soldstatus $112,000
25. 2018-11-26
    soldstatus $112,000 Sold 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

26. 2018-11-24
    historical 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

27. 2018-10-10
    historical Take Backups 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

28. 2018-09-28
    status Back on Market 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

29. 2018-09-24
    historical 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

30. 2018-08-28
    price $114,999 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

31. 2018-07-24
    price $117,500 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

32. 2018-07-06
    price $118,000 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

33. 2018-04-24
    price $118,900 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

34. 2018-03-23
    listed $119,900 New Listing 352-char remark

    Show marketing remark (352 chars)

    Very cute, well kept home on cul-de-sac. Nice size greatroom, features corner fireplace with gas logs and a tray ceiling. Kitchen has plenty of counter space, lots of cabinets and an island. Split bedroom floor plan, master bath has jetted tub & separate walk-in shower. Patio & storage bldg in fenced back yard. Close to elementary school.

35. 2012-05-22
    soldstatus $110,000
36. 2012-05-18
    soldstatus $110,000
37. 2012-04-19
    historical
38. 2011-09-20
    listed $112,400

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$444/yr (+$37/mo · 69.1%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $17,456
• − Mortgage interest: −$9,517
• − Property taxes: −$643
• − Insurance: −$850
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,943
• Taxable loss: −$1,289
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,915/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: Cabot School District
• NCES district ID: 0503750
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $55,993
• Composite: 39.66/100
• National rank: #3912
• State rank: #29 of 238 in AR

Livability — Ward

• Score: 69/100
• State rank: #66
• US rank: #8464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ward, AR
• County: Lonoke County · 46,130 people
• City population: 8,678
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 8,678
• Household income: $68,840
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 90.0

Population outlook (Lonoke County) Hauer SSP2

• Today (2025): 78,072 people
• By 2030: 80,673 · +3.3%
• By 2040: 84,977 · +8.8%
• By 2050: 87,778 · +12.4%
• By 2075: 91,398 · +17.1%
• By 2100: 87,858 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Russian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Lonoke

• 2024 margin: Solid R (+53.7) · D 22.2% · R 75.8% · Other 2.0%
• 2008→2024 swing: -6.2pp toward R · 2008: -47.5pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+52.8 2016: R+53.3 2012: R+50.9 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.35%
• Current HPI: 208.9387
• Rent YoY: —
• 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

+51.2% since first listed

23 events — show timeline

• 2026-04-29 Price Changed $169,900 CARMLS
• 2026-04-06 Price Changed $179,900 CARMLS
• 2026-03-05 Listed $185,000 CARMLS
• 2021-03-18 Sold (Public Records) $132,000 Public Records
• 2021-03-16 Listing Removed — CARMLS
• 2021-03-15 Sold (MLS) $132,000 CARMLS
• 2021-02-02 Contingent — CARMLS
• 2021-02-01 Listed $129,900 CARMLS
• 2018-12-04 Sold (Public Records) $112,000 Public Records
• 2018-11-26 Sold (MLS) $112,000 CARMLS
• 2018-11-24 Listing Removed — CARMLS
• 2018-10-10 Contingent — CARMLS
• 2018-09-28 Relisted — CARMLS
• 2018-09-24 Listing Removed — CARMLS
• 2018-08-28 Price Changed $114,999 CARMLS
• 2018-07-24 Price Changed $117,500 CARMLS
• 2018-07-06 Price Changed $118,000 CARMLS
• 2018-04-24 Price Changed $118,900 CARMLS
• 2018-03-23 Listed $119,900 CARMLS
• 2012-05-22 Sold (Public Records) $110,000 Public Records
• 2012-05-18 Sold (MLS) $110,000 CARMLS
• 2012-04-19 Listing Removed — CARMLS
• 2011-09-20 Listed $112,400 CARMLS

Property tax history

-1.2%/yr

Latest (2025): $643 · -13.5% YoY. Source: county tax records.