2306 Chelsea Dr · Bryant, AR 72022

$160,000

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 2 Days on market

Built 1989 8,712 sqft lot Est $178k · 10% 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 +20.9/30.0
• ARV discount +12.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks MLS

Completely renovated 3 bed/2 bath, 1,284sf home in Bryant: new granite counters, subway tile backsplash, under-cabinet lighting, all new stnlss steel appliances, recessed lighting in updated kitchen. New deck/firepit. New water-proof luxury vinyl Rustic Oak laminate throughout house. Both full bathrooms updated. Level yard with privacy fence. Single-car garage with automatic opener. Central Heat/AC, Gas-fireplace, brick and vinyl siding. New (30-yr architectural shingle) roof 2019, new HVAC 2015.

Key facts

• Granite countertops
• Fenced-in yard
• 8,712 sq ft lot

Tags

• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• UNDER-CABINET LIGHTING
• STAINLESS STEEL APPLIANCES
• WOOD-BURNING FIREPLACE
• FENCED-IN YARD

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Single-family property
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Brick and metal/vinyl siding exterior; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher
• Flooring: Laminate flooring; Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Laminate and luxury vinyl flooring; Gas-starter fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $158k (0.9% below list).
• Recommended offer: $158k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y 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 $124k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,494 (0.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $178,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Chelsea Dr	0.01mi	3/2.0	1,251 (-3%)	6mo	$140,000	$112	90
2309 Chelsea Dr	0.04mi	3/2.0	1,300 (+1%)	10mo	$173,000	$133	88
701 Pattywood Dr	0.09mi	3/2.0	1,376 (+7%)	2mo	$155,000	$113	82
2313 Chelsea Dr	0.04mi	3/2.0	1,328 (+3%)	21mo	$179,000	$135	74
2208 Amber Cv	0.07mi	3/2.0	1,398 (+9%)	12mo	$199,800	$143	72
2400 Pattywood Dr	0.08mi	3/2.0	1,364 (+6%)	21mo	$190,000	$139	68
2500 Carywood Dr	0.11mi	3/1.5	1,092 (-15%)	2mo	$182,000	$167	66
2321 Chelsea Dr	0.07mi	3/2.0	1,467 (+14%)	10mo	$195,000	$133	65
2620 Mills Park Dr	0.21mi	2/2.0 (-1)	1,220 (-5%)	20mo	$147,500	$121	60
2106 Raintree Dr	0.26mi	3/2.0	1,437 (+12%)	9mo	$209,900	$146	60
2700 Carywood Dr	0.22mi	3/1.5	1,128 (-12%)	14mo	$167,000	$148	56
2210 Cherry Creek Cir	0.71mi	3/2.0	1,258 (-2%)	13mo	$202,000	$161	53

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,801
• Equity at exit: $23,857

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $7,851
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$839
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $222

Break-even live

Break-even rent $1,304

Max offer price $160,000

Occupancy floor 81%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Melba Cir Unit 2 Bryant, AR	3.0	2.0	1200	$1,395	$1.16	14d	1	0.69mi
3420 Garden Club Dr Bryant, AR	3.0	2.0	1497	$1,950	$1.30	14d	1	0.80mi
2310 Kellybrook Bryant, AR	3.0	2.0	1592	$1,595	$1.00	21d	1	1.21mi
2311 Mystic Pt Bryant, AR	3.0	2.0	1516	$1,650	$1.09	23d	1	1.23mi
1612 Waldron Cv Bryant, AR	3.0	2.5	1824	$1,786	$0.98	23d	1	1.29mi
1916 Brandon Cv Bryant, AR	2.0–3.0	2.0	1160	$1,385	$1.19	14d	1	1.38mi
308 NE 2nd St Bryant, AR	3.0	1.5	1032	$1,300	$1.26	23d	1	1.41mi

Listing history 4 events

1. 2026-06-18
   status $160,000 Under Contract 2 DOM
2. 2026-06-18
   days on market $160,000 New Listing 2 DOM
3. 2026-06-16
   remarks 698-char remark
4. 2026-06-16
   listed $160,000 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.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 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: $19,019
• − Mortgage interest: −$8,962
• − Property taxes: −$1,491
• − Insurance: −$800
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,655
• Taxable income: $68
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,649/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

+40.4% since first listed

23 events — show timeline

• 2026-06-16 Listed $160,000 CARMLS
• 2025-03-26 Rental Removed $1,400 CARMLS
• 2025-03-21 Listing Removed — CARMLS
• 2025-03-08 Listed for Rent $1,400 CARMLS
• 2025-03-08 Rental Removed $1,400 APPFOLIO
• 2025-03-07 Listed for Rent $1,400 APPFOLIO
• 2025-02-10 Price Changed $169,000 CARMLS
• 2025-01-23 Listed $179,000 CARMLS
• 2023-11-17 Rental Removed $1,400 APPFOLIO
• 2023-11-10 Listed for Rent $1,400 APPFOLIO
• 2019-06-27 Sold (Public Records) $123,500 Public Records
• 2019-06-21 Pending — CARMLS
• 2019-06-21 Sold (MLS) $123,500 CARMLS
• 2019-05-16 Contingent — CARMLS
• 2019-05-08 Listed $131,600 CARMLS
• 2019-04-26 Listing Removed — CARMLS
• 2019-04-18 Price Changed $127,600 CARMLS
• 2019-04-13 Price Changed $128,800 CARMLS
• 2019-03-30 Price Changed $133,800 CARMLS
• 2019-03-12 Relisted — CARMLS
• 2019-02-18 Contingent — CARMLS
• 2019-02-15 Listed $135,900 CARMLS
• 2005-12-27 Sold (Public Records) $114,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,491 · +0.0% YoY. Source: county tax records.