6 Helen St · Ward, AR 72176

$65,000

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 1 Days on market

Built 1996 1.00 ac lot

---

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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity! This prime location offers just over an acre, and a 12x24 shop. The home does have foundation issues and being sold AS IS. AGENTS PLEASE SEE REMARKS!!

Key facts

• 12x24 shop
• Over an acre
• 1 acre lot

Tags

• 12X24 SHOP
• OVER AN ACRE

Property features AI

Finance

• Financial info: Financing options include conventional loan or cash

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Single-family property; Approximately 1,176 total living area
• Construction: Metal/vinyl siding; Composition roof; Slab foundation; Built on approximately 1 acre
• Exterior features: Wood fence; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Dryer connection (electric); Electric water heater; Sheetrock walls/ceilings
• Laundry & utility: Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 19.7% vs local median 4.9% in Ward — 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 69/100 on livability (#66 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, 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: 147 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $65,000

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. 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.
3. 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.
4. 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: 2.17% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.77%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $178,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Kirkland St	0.41mi	3/1.5	1,185 (+1%)	0mo	$84,000	$71	79
22 Willard St	0.37mi	3/2.0	1,227 (+4%)	3mo	$165,000	$134	71
22 Buckshot Dr	0.58mi	3/2.0	1,143 (-3%)	2mo	$176,950	$155	64
21 Chantileer	0.20mi	3/2.0	1,351 (+15%)	0mo	$197,000	$146	64
13 Ten Point Ln	0.68mi	3/2.0	1,143 (-3%)	1mo	$181,000	$158	61
31 Chantileer Ln	0.22mi	3/2.0	1,351 (+15%)	2mo	$205,000	$152	61
57 Willow Lake Rd	0.30mi	3/2.0	1,319 (+12%)	3mo	$205,000	$155	61
90 Wilson Loop	0.51mi	3/2.0	1,277 (+9%)	0mo	$197,000	$154	60
14 Buckshot Dr	0.63mi	3/2.0	1,243 (+6%)	1mo	$181,425	$146	59
20 Buckshot Dr	0.59mi	3/2.0	1,243 (+6%)	3mo	$184,575	$148	59
17 Shamsie Dr	0.59mi	3/2.0	1,257 (+7%)	3mo	$188,500	$150	57
28 Castleton Dr	0.33mi	4/2.0 (+1)	1,338 (+14%)	0mo	$207,000	$155	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.9%
• Equity multiple: 4.43×
• Total profit: $62,436
• Equity at exit: $38,243

10-year hold

• IRR: 53.4%
• Equity multiple: 9.14×
• Total profit: $148,237
• Equity at exit: $67,196

Cash invested: $18,200 (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 72176

• Home prices YoY: 2.6%
• Active inventory: 147
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $725

Break-even live

Break-even rent $492

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	23d	1	0.30mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	43d	1	0.41mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	23d	1	0.43mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	19d	1	0.44mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	23d	1	0.61mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	23d	1	0.63mi
201 4th St Unit 223 Ward, AR	2.0	1.0	815	$700	$0.86	14d	1	0.68mi
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	19d	1	0.72mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	23d	1	0.78mi
307 Washington St Ward, AR	2.0	1.0	870	$775	$0.89	23d	1	0.81mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	44d	1	0.90mi
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	23d	1	0.96mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	19d	1	1.18mi
65 Birchwood Dr Ward, AR	3.0	2.0	1302	$1,650	$1.27	21d	1	1.32mi

Listing history 3 events

1. 2026-05-23
   status Under Contract
2. 2026-05-22
   listed $65,000 New Listing
3. 1996-10-02
   soldstatus $64,000

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $416 · $35/mo
• Expected delta: +$171/yr (+$14/mo · 69.5%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,906
• − Mortgage interest: −$3,641
• − Property taxes: −$245
• − Insurance: −$325
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$1,891
• Taxable income: $8,098
• Est. tax owed @ 24.0%: −$1,944
• After-tax cash flow: $6,751/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 — Ward

• Score: 69/100
• State rank: #66
• US rank: #8464

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ward, AR
• County: Lonoke County · 46,130 people
• City population: 8,678
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 8,678
• Household income: $68,840
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 90.0

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 7% Hispanic / Latino 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Russian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 1%

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: ▲ 5.35%
• Current HPI: 208.9387
• Rent YoY: —
• 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

+1.6% since first listed

3 events — show timeline

• 2026-05-23 Pending — CARMLS
• 2026-05-22 Listed $65,000 CARMLS
• 1996-10-02 Sold (Public Records) $64,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $245 · -28.9% YoY. Source: county tax records.