380 Moonlight Graham Blvd · Ward, AR 72176

$190,000

3 bd · 2.0 ba · 1,435 sqft · SingleFamily · 54 Days on market

Built 2026 Good condition 6,098 sqft lot Est $195k · at est. $25/mo HOA · 2% of rent ↓ 7% 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).

• ARV discount +8.7/15.0
• Cash flow +8.2/30.0
• Appreciation +7.7/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

The property is located at 380 Moonlight Graham Boulevard WARD AR 72176 priced at 190000, the square foot and stories are 1435, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Modern finishes
• Hardie siding
• Lvp flooring

Tags

• MODERN FINISHES
• LVP FLOORING
• GRANITE COUNTERTOPS
• HARDIE SIDING
• PROGRAMMABLE THERMOSTAT

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash
• HOA & community: Annual HOA fee $300

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: New construction
• Construction: Slab foundation; Built by D.R. Horton
• Exterior features: Hardie Board exterior; Architectural shingle roof; Paved road access; Lot located in a subdivision; Lot dimensions approx. 50 x 125

Interior

• Kitchen: Microwave; Electric range; Dishwasher
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling; Programmable thermostat
• Interior features: Washer connection; Electric dryer connection; Smoke detectors; Granite slab kitchen countertops
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.8% below list).
• Recommended offer: $147k (22.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Ward Central Elementary (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 494 students, 62% FRL); Cabot Middle School North (math 52% / reading 41%, grade D+, #49 of 201 statewide, top 26%, 907 students, 42% FRL); Cabot High School (math 29% / reading 45%, grade F, #64 of 292 statewide, top 26%, 2,198 students, 36% FRL) — zoned schools average 47% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $11k of equity ($1k loan paydown + $10k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $146,709 (22.8% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $195,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Moonlight Graham Blvd	0.04mi	4/2.0 (+1)	1,586 (+10%)	1mo	$215,000	$136	75
460 Moonlight Graham Blvd	0.38mi	3/2.5	1,489 (+4%)	1mo	$200,000	$134	73
450 Moonlight Graham Blvd	0.07mi	4/2.0 (+1)	1,586 (+10%)	3mo	$200,000	$126	72
490 Moonlight Graham Blvd	0.10mi	4/2.0 (+1)	1,586 (+10%)	2mo	$204,000	$129	71
500 Moonlight Graham Blvd	0.38mi	3/2.5	1,489 (+4%)	4mo	$211,000	$142	71
7 Sunshine Ln	0.43mi	4/2.0 (+1)	1,449 (+1%)	4mo	$192,000	$133	70
440 Moonlight Graham Blvd	0.34mi	3/2.0	1,280 (-11%)	5mo	$185,000	$145	62
341 Moonlight Graham Blvd	0.38mi	4/2.0 (+1)	1,586 (+10%)	1mo	$193,000	$122	59
391 Moonlight Graham Blvd	0.38mi	4/2.0 (+1)	1,586 (+10%)	1mo	$193,000	$122	59
710 Moon Rd	0.54mi	3/2.0	1,321 (-8%)	4mo	$224,500	$170	58
10 Mill Creek Dr	0.68mi	3/2.0	1,347 (-6%)	1mo	$205,000	$152	58
23 Moonridge Dr	0.43mi	3/2.0	1,242 (-13%)	1mo	$180,000	$145	56

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: 10.4%
• Equity multiple: 1.68×
• Total profit: $36,295
• Equity at exit: $111,786

10-year hold

• IRR: 11.7%
• Equity multiple: 3.22×
• Total profit: $117,953
• Equity at exit: $196,419

Cash invested: $53,200 (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 72176

• Home prices YoY: 2.6%
• Active inventory: 156
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$25
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-179

Break-even live

Break-even rent $1,694

Max offer price $164,092

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-113	+0% $-179	+5% $-245	+10% $-310
Rent	-10% $-295	-5% $-237	+0% $-179	+5% $-121	+10% $-63
Rate	-1.0pp $-83	-0.5pp $-131	base $-179	+0.5pp $-228	+1.0pp $-278

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	25d	1	0.21mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	25d	1	0.48mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	25d	1	0.57mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	21d	1	0.69mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	25d	1	0.71mi
65 Birchwood Dr Ward, AR	3.0	2.0	1302	$1,650	$1.27	23d	1	1.01mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	25d	1	1.04mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	46d	1	1.15mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	25d	1	1.39mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	45d	1	1.41mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	21d	1	1.46mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 13 events

1. 2026-06-09
   status $190,000 Under Contract 54 DOM
2. 2026-06-08
   days on market $190,000 Active 54 DOM
3. 2026-06-07
   days on market $190,000 Active 53 DOM
4. 2026-06-05
   days on market $190,000 Active 50 DOM
5. 2026-06-03
   days on market $190,000 Active 49 DOM
6. 2026-06-02
   days on market $190,000 Active 48 DOM
7. 2026-06-01
   days on market $190,000 Active 47 DOM
8. 2026-05-31
   days on market $190,000 Active 46 DOM
9. 2026-05-31
   days on market $190,000 Active 45 DOM
10. 2026-05-06
    price $190,000

    Show marketing remark (244 chars)

    The property is located at 380 Moonlight Graham Boulevard WARD AR 72176 priced at 190000, the square foot and stories are 1435, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

11. 2026-05-06
    price $190,000 244-char remark

    Show marketing remark (244 chars)

    The property is located at 380 Moonlight Graham Boulevard WARD AR 72176 priced at 190000, the square foot and stories are 1435, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

12. 2026-04-15
    listed $204,000 New Listing
13. 2026-03-22
    listed $204,000 Active 244-char remark

    Show marketing remark (244 chars)

    The property is located at 380 Moonlight Graham Boulevard WARD AR 72176 priced at 190000, the square foot and stories are 1435, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 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: $17,605
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − HOA: −$300
• − Depreciation: −$5,527
• Taxable loss: −$5,482
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $-833/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 home is in excellent condition with modern finishes and a fresh paint job. It's move-in ready and would benefit from minor updates to countertops and smart thermostat for increased value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing
• Both Install smart thermostat — Smart thermostat improves energy efficiency and adds modern touch

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Both Install smart thermostat — Smart thermostat improves energy efficiency and adds modern touch ↑

ⓘ 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: 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

• 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

-6.9% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $190,000 CARMLS
• 2026-05-06 Price Changed $190,000 Zillow
• 2026-04-15 Listed $204,000 CARMLS
• 2026-03-22 Listed $204,000 Zillow