14914 E Azalea Dr · Alexander, AR 72002

$95,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 48 Days on market

Built 1979 0.31 ac lot Est $116k · 18% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention, First Home Buyers, or investors, this could be great property. Bryant schools, close to I-30 and from there Benton is 10 min away, Outlet Mall 10 min away. This home has had several updates. Is clean and ready to move in. 3 bedrooms, 2 bathrooms, good size yard. Come see it to appreciate it. Tambien informacion en Español!!!

Key facts

• Good size yard
• Close to i-30
• Bryant schools

Tags

• BRYANT SCHOOLS
• CLOSE TO I-30
• GOOD SIZE YARD

Property features AI

Finance

• Other: Annual taxes recorded as $208
• Financial info: Cash purchase possible

Exterior

• Parking: Parking pads for 4+ cars
• Utilities: Public sewer; Public water; Municipal electric service (includes Entergy); Natural gas
• Home design: Frame construction; Single-story (approximate living area: 1,152); Located on a 0.31-acre lot
• Construction: Frame exterior; Metal roof; Crawl space foundation
• Exterior features: Paved road access; Property inside city limits; Lot is level to sloped

Interior

• Kitchen: Built-in stove; Refrigerator stays
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling; Central gas heat
• Interior features: Washer connection; Electric dryer connection
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#194 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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.
• Market conditions: 184 active listings in the ZIP; 2 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.72% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.22%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $116,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14904 Hwy 111	0.21mi	2/2.0 (-1)	1,088 (-6%)	24mo	$110,000	$101	56

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: 28.4%
• Equity multiple: 2.18×
• Total profit: $31,466
• Equity at exit: $14,165

10-year hold

• IRR: 35.8%
• Equity multiple: 4.29×
• Total profit: $87,635
• Equity at exit: $8,214

Cash invested: $26,600 (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 72002

• Home prices YoY: -11.0%
• Active inventory: 184
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $736

Break-even live

Break-even rent $703

Max offer price $95,000

Occupancy floor 50%

Sensitivity live

Price	-10% $790	-5% $763	+0% $736	+5% $709	+10% $569
Rent	-10% $607	-5% $672	+0% $736	+5% $801	+10% $865
Rate	-1.0pp $784	-0.5pp $760	base $736	+0.5pp $712	+1.0pp $687

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9112 Pleasant Valley Dr Alexander, AR	3.0	2.0	1340	$1,700	$1.27	22d	1	0.49mi
13907 Rockinghorse Ln Alexander, AR	3.0	2.0	1300	$1,450	$1.12	15d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 48 DOM
2. 2026-06-17
   days on market $95,000 Active 47 DOM
3. 2026-06-16
   days on market $95,000 Active 46 DOM
4. 2026-06-15
   days on market $95,000 Active 45 DOM
5. 2026-06-14
   days on market $95,000 Active 43 DOM
6. 2026-06-13
   days on market $95,000 Active 42 DOM
7. 2026-06-10
   days on market $95,000 Active 40 DOM
8. 2026-06-09
   days on market $95,000 Active 39 DOM
9. 2026-06-08
   days on market $95,000 Active 38 DOM
10. 2026-06-07
    days on market $95,000 Active 37 DOM
11. 2026-06-05
    days on market $95,000 Active 34 DOM
12. 2026-06-03
    days on market $95,000 Active 33 DOM
13. 2026-06-02
    days on market $95,000 Active 32 DOM
14. 2026-06-01
    days on market $95,000 Active 31 DOM
15. 2026-05-31
    days on market $95,000 Active 30 DOM
16. 2026-05-31
    days on market $95,000 Active 29 DOM
17. 2026-05-02
    listed $95,000 New Listing
18. 2026-05-01
    historical
19. 2026-04-08
    status Back on Market
20. 2026-03-04
    historical Take Backups
21. 2025-11-03
    listed $95,000 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: $208 · $17/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$400/yr (+$33/mo · 191.8%)

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,617
• − Mortgage interest: −$5,321
• − Property taxes: −$208
• − Insurance: −$475
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$2,764
• Taxable income: $7,710
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $6,986/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 — Alexander

• Score: 63/100
• State rank: #194
• US rank: #15376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander, AR
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-02 Listed $95,000 CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-04-08 Relisted — CARMLS
• 2026-03-04 Contingent — CARMLS
• 2025-11-03 Listed $95,000 CARMLS

Property tax history

+2.0%/yr

Latest (2025): $208 · +0.0% YoY. Source: county tax records.