302 Derek Ct · Bryant, AR 72002

$245,000

3 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 169 Days on market

Built 2008 9,147 sqft lot Est $279k · 12% under

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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 +13.0/15.0
• Cash flow +12.8/30.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a home with a peaceful setting. .This home offers a spacious floor plan with a smooth and relaxing color scheme. (Fire place, Beautiful Kitchen, and a Spacious Back Yard). This is a must see. This is an Approved Short-Sale just waiting on a contract. Home is listed at appraised value. Call and make your appointment today!

Key facts

• 10 ft ceilings
• Brand new back deck
• Brand new carpet

Tags

• BRAND NEW CARPET
• 10 FT CEILINGS
• ALL APPLIANCES STAYING
• WALK IN CLOSET
• BRAND NEW BACK DECK
• FULLY FENCED BACKYARD

Property features AI

Finance

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

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Natural gas
• Home design: Frame exterior
• Construction: Frame construction; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Fully fenced yard; Paved road access; Sloped and level lot areas; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Refrigerator stays
• Bedrooms: Includes walk-in closet(s)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer stays; Dryer stays; Walk-in closets; Ceiling fans; Gas starter fireplace
• Laundry & utility: Laundry room; Washer stays; Dryer stays

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-24 ($-291/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (23.7% below list).
• Recommended offer: $187k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,837 (23.7% 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 169 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $279,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4718 Cliff	0.17mi	3/2.0	1,700 (+1%)	0mo	$275,400	$162	90
4605 Cliff Ct	0.15mi	3/2.0	1,544 (-8%)	1mo	$210,000	$136	79
5417 Bridge Port Ln	0.45mi	3/2.0	1,702 (+1%)	1mo	$275,000	$162	76
3912 Logan Ridge Dr	0.57mi	3/2.0	1,722 (+2%)	3mo	$285,000	$166	67
113 Pinnacle Dr	0.34mi	3/2.0	1,833 (+9%)	4mo	$275,000	$150	66
105 Monticello W	0.44mi	3/2.0	1,821 (+8%)	4mo	$266,500	$146	63
11 W Citron	0.44mi	3/2.0	1,850 (+10%)	1mo	$370,000	$200	62
5013 Clover Brook Dr	0.50mi	3/2.0	1,830 (+9%)	3mo	$310,000	$169	59
3611 Logan Ridge Dr	0.70mi	3/2.0	1,791 (+6%)	4mo	$320,000	$179	54
3512 Logan Rdg	0.75mi	3/2.5	1,791 (+6%)	7mo	$323,500	$181	47
3516 Logan Rdg	0.74mi	3/2.0	1,864 (+11%)	2mo	$330,000	$177	46
221 A St	0.49mi	4/2.5 (+1)	1,929 (+15%)	2mo	$290,000	$150	44

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-41,337
• Equity at exit: $36,530

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-38,353
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-24

Break-even live

Break-even rent $1,899

Max offer price $240,712

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $45	+0% $-24	+5% $-94	+10% $-163
Rent	-10% $-172	-5% $-98	+0% $-24	+5% $50	+10% $123
Rate	-1.0pp $99	-0.5pp $38	base $-24	+0.5pp $-88	+1.0pp $-152

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3420 Garden Club Dr Bryant, AR	3.0	2.0	1497	$1,950	$1.30	15d	1	1.32mi
1612 Waldron Cv Bryant, AR	3.0	2.5	1824	$1,786	$0.98	24d	1	1.39mi

Listing history 33 events

1. 2026-06-18
   days on market $245,000 Active 169 DOM
2. 2026-06-17
   days on market $245,000 Active 168 DOM
3. 2026-06-16
   days on market $245,000 Active 167 DOM
4. 2026-06-15
   days on market $245,000 Active 166 DOM
5. 2026-06-14
   days on market $245,000 Active 164 DOM
6. 2026-06-13
   days on market $245,000 Active 163 DOM
7. 2026-06-10
   days on market $245,000 Active 161 DOM
8. 2026-06-09
   days on market $245,000 Active 160 DOM
9. 2026-06-08
   days on market $245,000 Active 159 DOM
10. 2026-06-07
    days on market $245,000 Active 158 DOM
11. 2026-06-05
    days on market $245,000 Active 155 DOM
12. 2026-06-03
    days on market $245,000 Active 154 DOM
13. 2026-06-02
    days on market $245,000 Active 153 DOM
14. 2026-06-01
    days on market $245,000 Active 152 DOM
15. 2026-05-31
    days on market $245,000 Active 151 DOM
16. 2026-05-31
    days on market $245,000 Active 150 DOM
17. 2026-04-29
    price $245,000
18. 2026-04-22
    price $249,500
19. 2026-04-22
    status Price Change
20. 2026-04-02
    historical
21. 2026-03-04
    price $252,000
22. 2026-02-14
    price $254,600
23. 2026-01-13
    price $257,500
24. 2025-12-11
    listed $260,000 New Listing
25. 2022-09-15
    soldstatus $200,000
26. 2013-12-02
    soldstatus $120,000
27. 2013-11-20
    soldstatus $120,000 343-char remark

    Show marketing remark (343 chars)

    Are you looking for a home with a peaceful setting. .This home offers a spacious floor plan with a smooth and relaxing color scheme. (Fire place, Beautiful Kitchen, and a Spacious Back Yard). This is a must see. This is an Approved Short-Sale just waiting on a contract. Home is listed at appraised value. Call and make your appointment today!

28. 2013-10-30
    historical 343-char remark

    Show marketing remark (343 chars)

    Are you looking for a home with a peaceful setting. .This home offers a spacious floor plan with a smooth and relaxing color scheme. (Fire place, Beautiful Kitchen, and a Spacious Back Yard). This is a must see. This is an Approved Short-Sale just waiting on a contract. Home is listed at appraised value. Call and make your appointment today!

29. 2011-11-25
    listed $127,000 343-char remark

    Show marketing remark (343 chars)

    Are you looking for a home with a peaceful setting. .This home offers a spacious floor plan with a smooth and relaxing color scheme. (Fire place, Beautiful Kitchen, and a Spacious Back Yard). This is a must see. This is an Approved Short-Sale just waiting on a contract. Home is listed at appraised value. Call and make your appointment today!

30. 2009-05-12
    soldstatus $130,000 245-char remark

    Show marketing remark (245 chars)

    FABULOUS NEW HOME WITH A SPLIT FLOOR PLAN IN THE BRYANT SCHOOL DISTRICT. LARGE LIVING AREA ! MASTER HAS HUGE WALK-IN CLOSET AND A SHOWER-TUB COMBO. MANY GREAT FEATURES AND EXTRAS- NEUTRAL COLORS, BUILT BY REPUTABLE BUILDER-VAN TASSEL HOMES, INC.

31. 2009-03-23
    historical 245-char remark

    Show marketing remark (245 chars)

    FABULOUS NEW HOME WITH A SPLIT FLOOR PLAN IN THE BRYANT SCHOOL DISTRICT. LARGE LIVING AREA ! MASTER HAS HUGE WALK-IN CLOSET AND A SHOWER-TUB COMBO. MANY GREAT FEATURES AND EXTRAS- NEUTRAL COLORS, BUILT BY REPUTABLE BUILDER-VAN TASSEL HOMES, INC.

32. 2008-12-22
    listed $134,000 245-char remark

    Show marketing remark (245 chars)

    FABULOUS NEW HOME WITH A SPLIT FLOOR PLAN IN THE BRYANT SCHOOL DISTRICT. LARGE LIVING AREA ! MASTER HAS HUGE WALK-IN CLOSET AND A SHOWER-TUB COMBO. MANY GREAT FEATURES AND EXTRAS- NEUTRAL COLORS, BUILT BY REPUTABLE BUILDER-VAN TASSEL HOMES, INC.

33. 2008-05-21
    soldstatus $23,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$207/yr (+$17/mo · 15.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 20 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: $22,420
• − Mortgage interest: −$13,724
• − Property taxes: −$1,361
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$7,127
• Taxable loss: −$4,604
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $814/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): 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

+965.2% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $245,000 CARMLS
• 2026-04-22 Price Changed $249,500 CARMLS
• 2026-04-22 Relisted — CARMLS
• 2026-04-02 Listing Removed — CARMLS
• 2026-03-04 Price Changed $252,000 CARMLS
• 2026-02-14 Price Changed $254,600 CARMLS
• 2026-01-13 Price Changed $257,500 CARMLS
• 2025-12-11 Listed $260,000 CARMLS
• 2022-09-15 Sold (Public Records) $200,000 Public Records
• 2013-12-02 Sold (Public Records) $120,000 Public Records
• 2013-11-20 Sold (MLS) $120,000 CARMLS
• 2013-10-30 Listing Removed — CARMLS
• 2011-11-25 Listed $127,000 CARMLS
• 2009-05-12 Sold (MLS) $130,000 CARMLS
• 2009-03-23 Listing Removed — CARMLS
• 2008-12-22 Listed $134,000 CARMLS
• 2008-05-21 Sold (Public Records) $23,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,361 · -6.8% YoY. Source: county tax records.