3380 Garden Club Dr · Bryant, AR 72022

$225,000

3 bd · 2.0 ba · 1,347 sqft · SingleFamily public records · 40 Days on market

Built 2012 3,484 sqft lot Est $218k · 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 +13.8/30.0
• ARV discount +6.1/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful garden home very convenient to I-30 and Little Rock.

Key facts

• Quiet neighborhood
• Easy access to i-30
• Minutes from schools

Tags

• TURNKEY OPPORTUNITY
• QUIET NEIGHBORHOOD
• MINUTES FROM SCHOOLS
• EASY ACCESS TO I-30
• DETACHED

Property features AI

Finance

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

Exterior

• Parking: Attached garage for 2 cars
• Security: Video surveillance
• Utilities: Public water; Public sewer
• Home design: Brick and frame combination exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Fully fenced yard; Video surveillance; Paved road access; Sloped lot; Located in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection (washer stays); Dryer connection (electric) (dryer stays); Smoke detectors; Walk-in closets; Ceiling fans; Electric log fireplace; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $20 ($245/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 $187k (16.8% below list).
• Recommended offer: $187k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 Middle School (math 48% / reading 42%, grade D, #58 of 201 statewide, top 30%, 786 students, 63% FRL); Bryant High School (math 32% / reading 50%, grade F, #43 of 292 statewide, top 15%, 2,199 students, 47% FRL) — zoned schools average 54% FRL vs 32% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 103 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 40 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $195k; 15% 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 $187,174 (16.8% 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 17% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $218,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3349 Garden Clb	0.07mi	3/2.0	1,305 (-3%)	10mo	$217,500	$167	83
3322 Moss Creek Dr	0.08mi	3/2.0	1,457 (+8%)	2mo	$240,000	$165	81
3345 Garden Club Dr	0.08mi	3/2.0	1,250 (-7%)	11mo	$215,500	$172	75
3318 Moss Creek Dr	0.09mi	3/2.0	1,520 (+13%)	4mo	$244,700	$161	71
3411 Village Green Dr	0.53mi	3/2.0	1,346 (-0%)	5mo	$167,800	$125	71
3393 Garden Club Dr	0.04mi	3/2.5	1,544 (+15%)	2mo	$253,900	$164	71
2205 Greenleaf Dr	0.53mi	3/2.0	1,310 (-3%)	4mo	$210,000	$160	67
3604 Meadowlake Dr	0.66mi	3/2.0	1,320 (-2%)	5mo	$205,000	$155	62
2201 Lakeshore Dr	0.51mi	3/2.0	1,237 (-8%)	6mo	$200,000	$162	57
2315 Mystic Pt	0.62mi	3/2.0	1,534 (+14%)	3mo	$249,900	$163	46
2526 Mills Park Rd	0.60mi	3/2.0	1,511 (+12%)	8mo	$196,500	$130	45
3314 Meadowlake Dr	0.61mi	3/2.0	1,540 (+14%)	8mo	$235,000	$153	41

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-35,188
• Equity at exit: $33,548

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-29,091
• Equity at exit: $19,454

Cash invested: $63,000 (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: 103
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$185 /mo · $2,215/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $20

Break-even live

Break-even rent $1,846

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $148	-5% $84	+0% $20	+5% $-43	+10% $-107
Rent	-10% $-127	-5% $-53	+0% $20	+5% $94	+10% $168
Rate	-1.0pp $134	-0.5pp $78	base $20	+0.5pp $-38	+1.0pp $-97

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	16d	1	0.10mi
2311 Mystic Pt Bryant, AR	3.0	2.0	1516	$1,650	$1.09	25d	1	0.61mi
2310 Kellybrook Bryant, AR	3.0	2.0	1592	$1,595	$1.00	23d	1	0.61mi

Listing history 32 events

1. 2026-06-22
   statusdays on market $225,000 Active 40 DOM
2. 2026-06-18
   days on market $225,000 Price Change 37 DOM
3. 2026-06-17
   days on market $225,000 Price Change 36 DOM
4. 2026-06-16
   days on market $225,000 Price Change 35 DOM
5. 2026-06-15
   days on market $225,000 Price Change 34 DOM
6. 2026-06-14
   days on market $225,000 Price Change 32 DOM
7. 2026-06-13
   pricestatusdays on market $225,000 Price Change 31 DOM
8. 2026-06-10
   days on market $229,000 Active 29 DOM
9. 2026-06-09
   days on market $229,000 Active 28 DOM
10. 2026-06-08
    days on market $229,000 Active 27 DOM
11. 2026-06-07
    statusdays on market $229,000 Active 26 DOM
12. 2026-06-05
    days on market $229,000 Price Change 23 DOM
13. 2026-06-03
    days on market $229,000 Price Change 22 DOM
14. 2026-06-02
    days on market $229,000 Price Change 21 DOM
15. 2026-06-01
    days on market $229,000 Price Change 20 DOM
16. 2026-05-31
    pricestatus $229,000 Price Change 19 DOM
17. 2026-05-31
    days on market $235,000 Active 19 DOM
18. 2026-05-31
    days on market $235,000 Active 18 DOM
19. 2026-05-12
    listed $235,000 New Listing
20. 2023-02-24
    soldstatus $195,000
21. 2021-09-28
    soldstatus $186,000
22. 2021-09-27
    soldstatus $186,000 Sold 62-char remark

    Show marketing remark (62 chars)

    Beautiful garden home very convenient to I-30 and Little Rock.

23. 2021-09-16
    status Under Contract 62-char remark

    Show marketing remark (62 chars)

    Beautiful garden home very convenient to I-30 and Little Rock.

24. 2021-08-31
    price $189,500 62-char remark

    Show marketing remark (62 chars)

    Beautiful garden home very convenient to I-30 and Little Rock.

25. 2021-08-30
    listed $189,000 New Listing 62-char remark

    Show marketing remark (62 chars)

    Beautiful garden home very convenient to I-30 and Little Rock.

26. 2017-06-23
    historical
27. 2017-04-29
    price $141,900
28. 2016-12-22
    price $138,900
29. 2016-11-08
    listed $144,500 New Listing
30. 2013-02-20
    soldstatus $127,700
31. 2013-01-22
    historical
32. 2012-11-15
    listed $132,700

ⓘ 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: $2,215 · $185/mo
• Projected year-2 tax: $2,215 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $22,461
• − Mortgage interest: −$12,603
• − Property taxes: −$2,215
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,545
• Taxable loss: −$3,621
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $1,115/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

+77.1% since first listed

14 events — show timeline

• 2026-05-12 Listed $235,000 CARMLS
• 2023-02-24 Sold (Public Records) $195,000 Public Records
• 2021-09-28 Sold (Public Records) $186,000 Public Records
• 2021-09-27 Sold (MLS) $186,000 CARMLS
• 2021-09-16 Pending — CARMLS
• 2021-08-31 Price Changed $189,500 CARMLS
• 2021-08-30 Listed $189,000 CARMLS
• 2017-06-23 Listing Removed — CARMLS
• 2017-04-29 Price Changed $141,900 CARMLS
• 2016-12-22 Price Changed $138,900 CARMLS
• 2016-11-08 Listed $144,500 CARMLS
• 2013-02-20 Sold (MLS) $127,700 CARMLS
• 2013-01-22 Listing Removed — CARMLS
• 2012-11-15 Listed $132,700 CARMLS

Property tax history

+6.3%/yr

Latest (2025): $2,215 · +0.0% YoY. Source: county tax records.