501 S Grant St · Cabot, AR 72023

$120,000

2 bd · 1.0 ba · 796 sqft · SingleFamily public records · 40 Days on market

Built 1975 10,454 sqft lot Est $142k · 16% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +14.6/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 501 S. Grant Street in Cabot! This 2 bedroom, 1 bathroom home is a great opportunity for buyers looking for an affordable home in a convenient location. Sitting on a nice-sized lot, this property offers a spacious fenced backyard, covered carport, outdoor fire pit area, and convenient storage located right across the street. Inside, you’ll find a simple, functional layout with a cozy living area and plenty of potential to make it your own. Located in Cabot Public Schools and just minutes from shopping, dining, parks, and everyday conveniences, this home is a smart option for a first-time buyer, downsizer, or anyone looking for a place to call home in Cabot. Schedule your sh

Key facts

• Covered carport
• Convenient storage
• Functional layout

Tags

• SPACIOUS FENCED BACKYARD
• COVERED CARPORT
• OUTDOOR FIRE PIT AREA
• CONVENIENT STORAGE
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy)
• Home design: Brick and wood exterior
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Porch; Fully fenced yard; Outside storage area; Chain link fence; Paved road access; Corner lot; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Garbage disposal
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Ceiling fans
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $110k (8.5% below list).
• Recommended offer: $110k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+3.2%/yr); 334 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent is only 17% of the median local income ($77k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,770 (8.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 0.91% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $142,484
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 N 6th St	0.54mi	2/1.0	866 (+9%)	17mo	$155,000	$179	46

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,786
• Equity at exit: $17,892

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $6,500
• Equity at exit: $10,375

Cash invested: $33,600 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$629
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $165

Break-even live

Break-even rent $889

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $233	-5% $199	+0% $165	+5% $131	+10% $97
Rent	-10% $78	-5% $122	+0% $165	+5% $208	+10% $252
Rate	-1.0pp $225	-0.5pp $196	base $165	+0.5pp $134	+1.0pp $102

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 S Lincoln St Cabot, AR	2.0	1.0	780	$1,000	$1.28	15d	1	0.19mi
106 S Grant St Cabot, AR	2.0	1.0	958	$1,050	$1.10	24d	1	0.26mi
63 Robinson St Cabot, AR	3.0	1.5	1008	$1,350	$1.34	24d	1	0.35mi
807 W Elm St Unit 1D Cabot, AR	2.0	1.5	957	$750	$0.78	24d	1	0.46mi
305 N Jackson St Cabot, AR	3.0	2.0	1009	$1,395	$1.38	22d	1	0.48mi
303 S 10th St Apt 2 Cabot, AR	2.0	1.5	1054	$900	$0.85	19d	1	0.51mi
1012 W Myrtle St Unit A Cabot, AR	2.0	1.5	900	$875	$0.97	24d	1	0.58mi
1099 W Elm St Unit B Cabot, AR	2.0	1.5	864	$875	$1.01	24d	1	0.59mi
415 Waymack Dr Cabot, AR	2.0	1.0	913	$995	$1.09	24d	1	0.76mi
118 N Park St Unit A Cabot, AR	2.0	1.0	750	$950	$1.27	24d	1	0.81mi
107 N Park St Unit A Cabot, AR	2.0	1.0	784	$800	$1.02	15d	1	0.90mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 40 DOM
2. 2026-06-17
   days on market $120,000 Active 39 DOM
3. 2026-06-16
   days on market $120,000 Active 38 DOM
4. 2026-06-15
   days on market $120,000 Active 37 DOM
5. 2026-06-14
   days on market $120,000 Active 35 DOM
6. 2026-06-10
   days on market $120,000 Active 32 DOM
7. 2026-06-09
   days on market $120,000 Active 31 DOM
8. 2026-06-08
   days on market $120,000 Active 30 DOM
9. 2026-06-07
   days on market $120,000 Active 29 DOM
10. 2026-06-05
    days on market $120,000 Active 26 DOM
11. 2026-06-03
    days on market $120,000 Active 25 DOM
12. 2026-06-02
    days on market $120,000 Active 24 DOM
13. 2026-06-01
    days on market $120,000 Active 23 DOM
14. 2026-05-31
    days on market $120,000 Active 22 DOM
15. 2026-05-31
    days on market $120,000 Active 21 DOM
16. 2026-05-09
    listed $120,000 New Listing
17. 2022-10-21
    soldstatus $115,000
18. 1994-05-10
    soldstatus $43,000

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$494/yr (+$41/mo · 179.9%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $13,172
• − Mortgage interest: −$6,722
• − Property taxes: −$274
• − Insurance: −$600
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,491
• Taxable loss: −$22
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,986/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: 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

+179.1% since first listed

3 events — show timeline

• 2026-05-09 Listed $120,000 CARMLS
• 2022-10-21 Sold (Public Records) $115,000 Public Records
• 1994-05-10 Sold (Public Records) $43,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $274 · +0.0% YoY. Source: county tax records.