15820 Beaver Creek Rd · Roland, AR 72135

$180,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 16 Days on market

Built 2002 1.08 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been looking for a move-in ready home with acreage, this may be the one! 3 Bedrooms 2 Full Bathrooms Over 1,500 Sqft Just Over 1 Acre Beautiful Park-Like Setting Front & Back Porches This home has been cared for with exceptional attention and pride. It is truly turn-key and ready for its next owner. Recent updates 2026 include: New HVAC New Flooring Fresh Interior Paint New Bathroom Lighting New Dining Room Fixture New Living Room Ceiling Fan New Blinds New Patio Door New Back Sun Deck Located just seconds from West Little Rock, you’ll enjoy the peaceful feel of country living while staying close to everything you need. The acre is absolutely beautiful an

Key facts

• Acreage
• Recent updates
• New hvac

Tags

• MOVE IN READY
• ACREAGE
• RECENT UPDATES
• NEW HVAC
• NEW FLOORING
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Approximately 1.08 acres (tax records); Poultry farm/ranch feature
• Financial info: Financing options include VA, FHA, conventional, cash, and Rural Development

Exterior

• Utilities: Public water; Septic system; Wireless internet available
• Home design: Manufactured double-wide on permanent foundation; Brick and frame plus metal/vinyl siding exterior; Composition roof; Crawl space foundation
• Construction: Permanent brick and block foundation (builder: Dutch Housing)
• Exterior features: Deck; Porch; Level, rural property

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Walk-in closet(s); Built-ins; Ceiling fan(s); Walk-in shower; Skylight and vaulted ceilings; Sheetrock ceilings
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.2% in Roland — 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 47/100 on livability (#512 in AR) — a working-class tenant base; expect higher turnover. Strengths: crime B+, housing B; Watch: employment D+, amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joe T. Robinson Elem. School (math 37% / reading 32%, grade F, #254 of 454 statewide, top 59%, 338 students, 33% FRL); Joe T. Robinson High School (math 23% / reading 37%, grade F, #138 of 292 statewide, top 48%, 783 students, 24% FRL) — zoned schools average 29% FRL vs 48% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 75 active listings in the ZIP; 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $16,178
• Equity at exit: $26,839

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $72,260
• Equity at exit: $15,563

Cash invested: $50,400 (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 72135

• Home prices YoY: -4.6%
• Active inventory: 75
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $713

Break-even live

Break-even rent $1,343

Max offer price $180,000

Occupancy floor 63%

Sensitivity live

Price	-10% $815	-5% $764	+0% $713	+5% $662	+10% $611
Rent	-10% $536	-5% $625	+0% $713	+5% $802	+10% $891
Rate	-1.0pp $804	-0.5pp $759	base $713	+0.5pp $667	+1.0pp $619

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $180,000 Active 16 DOM
2. 2026-06-18
   days on market $180,000 Active 13 DOM
3. 2026-06-17
   days on market $180,000 Active 12 DOM
4. 2026-06-16
   days on market $180,000 Active 11 DOM
5. 2026-06-15
   days on market $180,000 Active 10 DOM
6. 2026-06-14
   days on market $180,000 Active 8 DOM
7. 2026-06-13
   statusdays on market $180,000 Active 7 DOM
8. 2026-06-10
   days on market $180,000 New Listing 5 DOM
9. 2026-06-09
   days on market $180,000 New Listing 4 DOM
10. 2026-06-08
    days on market $180,000 New Listing 3 DOM
11. 2026-06-07
    remarks 683-char remark
12. 2026-06-07
    listed $180,000 New Listing 2 DOM

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$650/yr (+$54/mo · 129.5%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,947
• − Mortgage interest: −$10,083
• − Property taxes: −$502
• − Insurance: −$900
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$5,236
• Taxable income: $5,914
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $7,139/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Roland

• Score: 47/100
• State rank: #512
• US rank: #26199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roland, AR
• Population (ZIP): 3,442

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Estonian 3% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -13.84%
• Current HPI: 289.0993
• 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

+200.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $180,000 CARMLS
• 2013-12-12 Sold (Public Records) $60,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $502 · +6.8% YoY. Source: county tax records.