1810 Bishop Rd · Bryant, AR 72022

$3,975,000

2560 bd · 1600.0 ba · 30,228 sqft · MultiFamily · 227 Days on market

Built 1985 3.81 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 40 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Westside Village Apartments is a well-maintained, 40-unit garden-style community situated on ±3.81 acres at 1810 Bishop Road in Bryant, AR—one of Central Arkansas’ fastest-growing suburbs with immediate access to I-30, Bishop Park, and the Alcoa/Reynolds retail corridor. The property features a balanced unit mix of 16 one-bedroom flats (±646 SF) and 24 two-bedroom flats (±834 SF), all-electric systems, central HVAC, tenant paid water, on-site laundry, and proximity to Bryant’s highly rated school district, making it a proven choice for stable workforce housing. Current market rents (~$735 for 1BR; ~$805–$855 for 2BR with washer/dryer connections)

Key facts

• On site laundry
• 3.81 acre lot
• Built 1985

Tags

• IMMEDIATE ACCESS TO I30
• PROXIMITY TO BISHOP PARK
• PROXIMITY TO RETAIL CORRIDOR
• ON SITE LAUNDRY
• HIGHLY RATED SCHOOL DISTRICT
• STONE COUNTERTOPS IN KITCHENS

Property features AI

Finance

• Financial info: 40 units total; 16 one-bedroom units; 24 two-bedroom units; One-bedroom rent range: $750–$942; Two-bedroom rent range: $850–$1,182; Tenant pays all utilities including electric, water, and sewer; Owner pays taxes, insurance, maintenance/lawn care, management, trash, and electric

Exterior

• Parking: Parking pads
• Utilities: Public sewer; Public water; Municipal electric
• Home design: R2 zoning
• Construction: Slab foundation
• Exterior features: Brick exterior; Architectural shingle roof; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Electric range; Refrigerator stays
• Flooring: Partial carpet; Vinyl
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 40 × 64-bed/1.0-bath units multifamily listed at $3.98M.

Deal economics

• At list price, monthly cash flow is $20k ($234k/yr) — positive. Per door: $488/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($59k rent vs $3.98M).
• Recommended offer: $3.50M (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 97 active listings in the ZIP; 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 $27k of loan paydown is wiped out by about $119k 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 $1.11M cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($3.50M) 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,498,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.54×
• Total profit: $600,246
• Equity at exit: $592,685

10-year hold

• IRR: 22.4%
• Equity multiple: 2.91×
• Total profit: $2,127,495
• Equity at exit: $343,685

Cash invested: $1,113,000 (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: 222.7×

Monthly cashflow live

• Estimated rent: $59,486 medium
• Mortgage (P&I): −$20,845
• Tax est. 1.5%: −$4,969 /mo · $59,625/yr
• Insurance: −$1,656
• HOA: −$0
• Vacancy / Maint / Mgmt: −$12,492
• Net cashflow: $19,524

Break-even live

Break-even rent $34,773

Max offer price $3,975,000

Occupancy floor 62%

Sensitivity live

Price	-10% $22,271	-5% $20,897	+0% $19,524	+5% $18,150	+10% $16,777
Rent	-10% $14,824	-5% $17,174	+0% $19,524	+5% $21,873	+10% $24,223
Rate	-1.0pp $21,525	-0.5pp $20,535	base $19,524	+0.5pp $18,494	+1.0pp $17,446

40-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 40× units	64	1	$59,480
Total (40 units)			$59,486

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: $993,750
• Closing costs: $119,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $3,975,000 Active 227 DOM
2. 2026-06-17
   days on market $3,975,000 Active 226 DOM
3. 2026-06-16
   days on market $3,975,000 Active 225 DOM
4. 2026-06-15
   days on market $3,975,000 Active 224 DOM
5. 2026-06-14
   days on market $3,975,000 Active 222 DOM
6. 2026-06-13
   days on market $3,975,000 Active 221 DOM
7. 2026-06-10
   days on market $3,975,000 Active 219 DOM
8. 2026-06-09
   days on market $3,975,000 Active 218 DOM
9. 2026-06-08
   days on market $3,975,000 Active 217 DOM
10. 2026-06-07
    days on market $3,975,000 Active 216 DOM
11. 2026-06-05
    days on market $3,975,000 Active 213 DOM
12. 2026-06-03
    days on market $3,975,000 Active 212 DOM
13. 2026-06-02
    days on market $3,975,000 Active 211 DOM
14. 2026-06-01
    days on market $3,975,000 Active 210 DOM
15. 2026-05-31
    days on market $3,975,000 Active 209 DOM
16. 2026-05-31
    days on market $3,975,000 Active 208 DOM
17. 2026-04-01
    status Active
18. 2026-04-01
    historical
19. 2026-02-12
    status Back on Market
20. 2026-01-02
    status Under Contract
21. 2025-09-01
    listed $3,975,000 New Listing

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $713,832
• − Mortgage interest: −$222,662
• − Property taxes: −$59,625
• − Insurance: −$19,875
• − Repairs & maintenance: −$57,107
• − Management: −$57,107
• − Depreciation: −$115,636
• Taxable income: $181,821
• Est. tax owed @ 24.0%: −$43,637
• After-tax cash flow: $190,646/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

5 events — show timeline

• 2026-04-01 Relisted — CARMLS
• 2026-04-01 Listing Removed — CARMLS
• 2026-02-12 Relisted — CARMLS
• 2026-01-02 Pending — CARMLS
• 2025-09-01 Listed $3,975,000 CARMLS