34 Bent Tree Dr · Cabot, AR 72023

$179,900

3 bd · 2.0 ba · 1,285 sqft · SingleFamily public records · 31 Days on market

Built 1994 0.25 ac lot Est $177k · at est.

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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).

• Cash flow +14.2/30.0
• ARV discount +6.8/15.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is built so well with 2x6 walls, a gas log fireplace for those warm cozy nights. 3 bd 2 bath with 2 large walk in closets in the primary bath. An eat in kitchen with a built in desk so you can do all your at work from home or for the kids homework area. Very nice large privacy fenced backyard with a large deck for grilling and entertaining in the afternoons. Roof was replaced in 2016 and has leaf guard gutters for easy cleaning. Washer and dryer convey, garage will be cleaned out prior to closing. Close to schools, parks, and not far from the AFB. Call today for a showing. All this under $200k.

Key facts

• Eat in kitchen
• 2x6 walls
• Gas log fireplace

Tags

• 2X6 WALLS
• GAS LOG FIREPLACE
• LARGE WALK IN CLOSETS
• EAT IN KITCHEN
• BUILT IN DESK
• PRIVACY FENCED BACKYARD

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, or cash

Exterior

• Parking: Detached garage with auto door opener for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas; Insulated windows and doors; Attic turbo vent
• Home design: Masonite exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Deck; Fully fenced yard with wood fence; Guttering; Paved road access; Playground nearby; Inside city limits; located in a subdivision; level lot

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Includes rooms identified as Great Room and Laundry
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric cooling
• Interior features: Washer and dryer stay; washer and dryer connections provided; Gas water heater; Window treatments; Walk-in closet(s); Ceiling fans; Formica kitchen countertops; Gas log fireplace with gas starter; Sheetrock walls and wallpaper
• Laundry & utility: Laundry room with washer and dryer connections; appliances included

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $31 ($372/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 $138k (23.2% below list).
• Recommended offer: $138k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.6% in Cabot — 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 78/100 on livability (#6 in AR, #2,695 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Central Elementary School (math 57% / reading 37%, grade D-, #119 of 454 statewide, top 28%, 446 students, 60% FRL); Cabot Middle School South (math 48% / reading 38%, grade D-, #70 of 201 statewide, top 38%, 717 students, 49% FRL); Cabot High School (math 29% / reading 45%, grade F, #64 of 292 statewide, top 26%, 2,198 students, 36% FRL) — zoned schools average 48% FRL vs 30% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 345 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 185 units permitted in Lonoke 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.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $74k; list at $180k implies a 143% gain — meaningful room to come down on a strong offer.

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 $138,217 (23.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $177,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Nottingham Dr	0.29mi	3/2.0	1,288 (+0%)	5mo	$212,000	$165	82
26 W Plaza Blvd	0.19mi	3/2.0	1,360 (+6%)	4mo	$188,400	$139	78
40 Bent Tree Dr	0.05mi	3/2.0	1,429 (+11%)	4mo	$196,500	$138	76
51 Meadowlark Dr	0.39mi	3/2.0	1,250 (-3%)	2mo	$177,000	$142	76
92 Sycamore Cir	0.24mi	4/2.0 (+1)	1,355 (+5%)	3mo	$171,900	$127	72
14 Meadowlark Dr	0.39mi	3/2.0	1,372 (+7%)	0mo	$167,500	$122	70
30 Meadowlark Dr	0.51mi	3/2.0	1,257 (-2%)	4mo	$95,000	$76	69
49 Oak Meadows Dr	0.33mi	3/1.0	1,203 (-6%)	2mo	$130,000	$108	68
11 Meadowlark Dr	0.35mi	3/1.5	1,188 (-8%)	2mo	$68,000	$57	67
37 Red Oak Dr	0.68mi	3/2.0	1,386 (+8%)	1mo	$208,500	$150	54
110 Maddison Rachael	0.75mi	3/2.0	1,402 (+9%)	3mo	$190,505	$136	48
110 N Monroe St	0.75mi	4/2.0 (+1)	1,138 (-11%)	2mo	$184,000	$162	40

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 · 3.19% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-27,004
• Equity at exit: $26,824

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-20,254
• Equity at exit: $15,554

Cash invested: $50,372 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 345
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$943
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $31

Break-even live

Break-even rent $1,343

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $82	+0% $31	+5% $-20	+10% $-71
Rent	-10% $-78	-5% $-24	+0% $31	+5% $86	+10% $140
Rate	-1.0pp $122	-0.5pp $77	base $31	+0.5pp $-16	+1.0pp $-63

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Robinson St Cabot, AR	3.0	1.5	1008	$1,350	$1.34	25d	1	0.29mi
47 Pheasant Run Dr Cabot, AR	3.0	1.0	1211	$1,100	$0.91	16d	1	0.63mi
35 Pheasant Run Dr Cabot, AR	3.0	1.0	1185	$1,250	$1.05	25d	1	0.68mi
13 Pheasant Run Dr Cabot, AR	3.0	1.5	1162	$1,245	$1.07	25d	1	0.70mi
17 Pleasant St Cabot, AR	3.0	2.0	1306	$1,250	$0.96	25d	1	0.79mi
106 S Grant St Cabot, AR	2.0	1.0	958	$1,050	$1.10	25d	1	0.85mi
15 Amy St Cabot, AR	3.0	2.0	1687	$1,800	$1.07	25d	1	0.98mi
305 N Jackson St Cabot, AR	3.0	2.0	1009	$1,395	$1.38	23d	1	0.98mi
303 S 10th St Apt 2 Cabot, AR	2.0	1.5	1054	$900	$0.85	21d	1	1.05mi
807 W Elm St Unit 1D Cabot, AR	2.0	1.5	957	$750	$0.78	25d	1	1.05mi
1012 W Myrtle St Unit A Cabot, AR	2.0	1.5	900	$875	$0.97	25d	1	1.11mi
18 Station Cir Cabot, AR	1.0–2.0	1.0–2.0	978	$1,300	$1.33	16d	1	1.11mi
405 Waymack Dr Cabot, AR	3.0	2.0	1300	$1,450	$1.12	16d	1	1.17mi
28 Park Cir Cabot, AR	3.0	2.0	1312	$1,325	$1.01	25d	1	1.17mi
29 Burns Dr Cabot, AR	3.0	2.0	1185	$1,325	$1.12	25d	1	1.18mi
25 Applewood Dr Cabot, AR	3.0	2.0	1515	$1,450	$0.96	25d	1	1.18mi
506 Waymack Cv Cabot, AR	3.0	2.0	1165	$1,450	$1.24	25d	1	1.19mi
415 Waymack Dr Cabot, AR	2.0	1.0	913	$995	$1.09	25d	1	1.23mi
13 Buttercup Ln Cabot, AR	3.0	2.0	1548	$1,495	$0.97	25d	1	1.33mi
34 Azalea Dr Cabot, AR	3.0	2.0	1200	$1,500	$1.25	16d	1	1.36mi
33 Ryleigh Cir Cabot, AR	3.0	2.0	1333	$1,350	$1.01	25d	1	1.38mi

Listing history 22 events

1. 2026-06-21
   days on market $179,900 Active 31 DOM
2. 2026-06-18
   days on market $179,900 Active 28 DOM
3. 2026-06-17
   days on market $179,900 Active 27 DOM
4. 2026-06-16
   days on market $179,900 Active 26 DOM
5. 2026-06-15
   days on market $179,900 Active 25 DOM
6. 2026-06-14
   days on market $179,900 Active 23 DOM
7. 2026-06-10
   days on market $179,900 Active 20 DOM
8. 2026-06-09
   days on market $179,900 Active 19 DOM
9. 2026-06-08
   days on market $179,900 Active 18 DOM
10. 2026-06-07
    days on market $179,900 Active 17 DOM
11. 2026-06-05
    remarks 611-char remark
12. 2026-06-05
    days on market $179,900 Active 14 DOM
13. 2026-06-03
    days on market $179,900 Active 13 DOM
14. 2026-06-02
    days on market $179,900 Active 12 DOM
15. 2026-06-01
    days on market $179,900 Active 11 DOM
16. 2026-05-31
    days on market $179,900 Active 10 DOM
17. 2026-05-31
    days on market $179,900 Active 9 DOM
18. 2026-05-21
    listed $179,900 New Listing
19. 2026-03-31
    historical
20. 2026-02-09
    price $179,999
21. 2025-06-02
    listed $187,500 New Listing
22. 1994-08-22
    soldstatus $74,000

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$641/yr (+$53/mo · 125.5%)

ⓘ 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 4/10 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: $16,586
• − Mortgage interest: −$10,077
• − Property taxes: −$511
• − Insurance: −$900
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,233
• Taxable loss: −$2,789
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,041/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 — Cabot

• Score: 78/100
• State rank: #6
• US rank: #2695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabot, AR
• County: Lonoke County · 46,130 people
• City population: 37,452
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 37,452
• Household income: $76,931
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 939.0

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 6% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -29.12%
• Current HPI: 182.3489
• Rent YoY: ▲ 3.19%
• 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

+143.1% since first listed

5 events — show timeline

• 2026-05-21 Listed $179,900 CARMLS
• 2026-03-31 Listing Removed — CARMLS
• 2026-02-09 Price Changed $179,999 CARMLS
• 2025-06-02 Listed $187,500 CARMLS
• 1994-08-22 Sold (Public Records) $74,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $511 · -16.4% YoY. Source: county tax records.