511 Boswell Rd · Bryant, AR 72022

$104,900

2 bd · 1.0 ba · 959 sqft · SingleFamily public records · 9 Days on market

Built 1944 10,454 sqft lot Est $140k · 25% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION LOCATION LOCATION. This home is any investors dream! Located directly across from the Bryant High School. This home is being sold "as-is" & encourages all offers. Storage shed & parking cover to convey. Storm shelter, screened front porch and back deck!

Key facts

• Screened front porch
• Back deck
• Mature shade trees

Tags

• PRIME LOCATION
• MATURE SHADE TREES
• COVERED PARKING AREA
• DEDICATED STORAGE SHED
• SCREENED FRONT PORCH
• BACK DECK

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Metal/vinyl siding; Level lot
• Construction: Architectural shingle roof; Other foundation (see remarks)
• Exterior features: Deck; Screened porch; Partially fenced yard; Outside storage area; Storm cellar; Paved road access

Interior

• Kitchen: Electric range; Refrigerator included
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Wood and laminate floors; Formal living room; Insulated windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.5% vs local median 3.9% in Bryant — 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 74/100 on livability (#16 in AR, #4,487 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Zoned schools: Bryant Elementary School (math 53% / reading 42%, grade D, #116 of 454 statewide, top 26%, 771 students, 51% FRL); Bryant High School (math 32% / reading 50%, grade F, #43 of 292 statewide, top 15%, 2,199 students, 47% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago 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

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,900

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.12% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $140,014
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 NE Third	0.57mi	2/1.0	1,025 (+7%)	1mo	$150,000	$146	61
59 Crain	0.59mi	2/1.0	894 (-7%)	24mo	$134,000	$150	41
10 Crain Dr	0.64mi	3/1.0 (+1)	1,060 (+10%)	16mo	$145,000	$137	34

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $763
• Equity at exit: $15,641

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $23,453
• Equity at exit: $9,070

Cash invested: $29,372 (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 72022

• Home prices YoY: -16.5%
• Active inventory: 97
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$550
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $279

Break-even live

Break-even rent $820

Max offer price $104,900

Occupancy floor 71%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Maple St Unit B Bryant, AR	2.0	1.0	1000	$1,150	$1.15	23d	1	0.30mi
300 SW 4th St Unit 5 Bryant, AR	2.0	1.5	1000	$1,250	$1.25	23d	1	0.51mi
308 NE 2nd St Bryant, AR	3.0	1.5	1032	$1,300	$1.26	23d	1	0.57mi
111 S Hazel St Bryant, AR	3.0	1.5	1050	$1,050	$1.00	21d	1	0.61mi
401 NE 1st St Bryant, AR	2.0	1.0	800	$1,200	$1.50	14d	1	0.62mi
2500 Bellerive Ave Bryant, AR	1.0–2.0	1.0–2.0	818	$1,065	$1.30	14d	1	1.19mi
1916 Brandon Cv Bryant, AR	2.0–3.0	2.0	1160	$1,195	$1.03	14d	1	1.37mi
3500 Double Eagle Way Bryant, AR	1.0–2.0	1.0–2.0	818	$1,065	$1.30	14d	1	1.45mi

Listing history 8 events

1. 2026-06-18
   days on market $104,900 Active 9 DOM
2. 2026-06-17
   days on market $104,900 Active 8 DOM
3. 2026-06-16
   statusdays on market $104,900 Active 7 DOM
4. 2026-06-15
   days on market $104,900 New Listing 6 DOM
5. 2026-06-14
   days on market $104,900 New Listing 4 DOM
6. 2026-06-13
   days on market $104,900 New Listing 3 DOM
7. 2026-06-10
   remarks 641-char remark
8. 2026-06-10
   listed $104,900 New Listing 1 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: $645 · $54/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$27/yr (+$2/mo · 4.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,079
• − Mortgage interest: −$5,876
• − Property taxes: −$645
• − Insurance: −$524
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,052
• Taxable income: $1,730
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,937/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 — Bryant

• Score: 74/100
• State rank: #16
• US rank: #4487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryant, AR
• City population: 18,350
• Population (ZIP): 18,350

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4% Korean 1% Other Indo-European 1%

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: ▼ -42.32%
• Current HPI: 213.5119
• 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

+39.9% since first listed

10 events — show timeline

• 2026-06-09 Listed $104,900 CARMLS
• 2021-10-18 Sold (Public Records) $109,000 Public Records
• 2021-06-14 Sold (Public Records) $55,000 Public Records
• 2021-06-07 Sold (MLS) $55,000 CARMLS
• 2021-05-16 Listing Removed — CARMLS
• 2021-05-13 Price Changed $69,000 CARMLS
• 2021-05-11 Relisted — CARMLS
• 2021-04-29 Listing Removed — CARMLS
• 2021-04-28 Contingent — CARMLS
• 2021-04-27 Listed $75,000 CARMLS

Property tax history

+119.2%/yr

Latest (2025): $645 · +0.0% YoY. Source: county tax records.