1099 W Elm St · Cabot, AR 72023

$1,150,000

24 bd · 0.0 ba · 3,456 sqft · MultiFamily public records · 9 Days on market

Built 1986 1.85 ac lot

---

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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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 MLS

Great Investment Opportunity!! 12 units, fully occupied. 3 buildings with 4 townhomes each. Several units have been remodeled with fresh paint, new carpet, and new appliances. All 3 buildings have new roofs in 2022. Exterior has been power washed. All Hvac systems have been serviced within past 12 months. This is a turn key investment. See agent remarks.

Key facts

• Updated appliances
• 12 unit multifamily
• Townhome style units

Tags

• 12 UNIT MULTIFAMILY
• 3 BUILDINGS
• TOWNHOME STYLE UNITS
• RENOVATED WITH LVP FLOORING
• UPDATED APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Yearly lease type; Tenant pays all utilities; Owner pays taxes; Twelve units with 2-bedroom rents listed at $900

Exterior

• Parking: Parking for 4+ cars; Parking pads
• Utilities: Electric (Co-Op); Public water; Public sewer
• Home design: Commercial-zoned multi-unit building; Approx. 1.85 acres
• Construction: Metal/vinyl siding; Architectural shingle roof; Slab foundation; Approximate building size 9,600
• Exterior features: Partially fenced; Paved road access; Inside city limits; Level lot; Not in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Disposal
• Bedrooms: Twelve 2-bedroom units
• Flooring: Luxury vinyl; Tile
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric hot water heater; Smoke detector; Ceiling fan
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 12 × 2-bed/1.5-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $216/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.15M).
• Cap rate 9.0% 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; solid renter incomes; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).
• At $13,347/mo this rent would consume 208% of the median local household income ($77k/yr) (locally 939% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $34k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $900k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $1,150,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.19% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-18,204
• Equity at exit: $171,469

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $208,460
• Equity at exit: $99,431

Cash invested: $322,000 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 86.2×

Monthly cashflow live

• Estimated rent: $13,347 medium
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,803
• Net cashflow: $2,597

Break-even live

Break-even rent $10,060

Max offer price $1,150,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 12× units	2	1.5	$13,344
Total (12 units)			$13,347

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $1,150,000 Active 9 DOM
2. 2026-06-17
   days on market $1,150,000 Active 8 DOM
3. 2026-06-16
   statusdays on market $1,150,000 Active 7 DOM
4. 2026-06-15
   days on market $1,150,000 New Listing 6 DOM
5. 2026-06-14
   days on market $1,150,000 New Listing 4 DOM
6. 2026-06-10
   remarks 465-char remark
7. 2026-06-10
   listed $1,150,000 New Listing 1 DOM

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $160,164
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$12,813
• − Management: −$12,813
• − Depreciation: −$33,455
• Taxable income: $13,665
• Est. tax owed @ 24.0%: −$3,280
• After-tax cash flow: $27,881/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

+219.4% since first listed

7 events — show timeline

• 2026-06-09 Listed $1,150,000 CARMLS
• 2023-12-15 Sold (MLS) $900,000 CARMLS
• 2023-12-11 Pending — CARMLS
• 2023-11-20 Contingent — CARMLS
• 2023-10-16 Listed $1,000,000 CARMLS
• 2022-09-07 Sold (Public Records) $630,000 Public Records
• 2001-08-27 Sold (Public Records) $360,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,288 · +0.0% YoY. Source: county tax records.