4033 Kings River Trl · Bauxite, AR 72011

$200,000

4 bd · 2.0 ba · 1,672 sqft · SingleFamily public records · 157 Days on market

Built 2022 7,405 sqft lot Est $231k · 13% under ↓ 7% since listing

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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).

• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0

Listing remarks

Built in 2022 and located just outside the city limits, this 4-bedroom, 2-bath home offers the perfect mix of newer construction and peaceful country vibes—without giving up convenience. Enjoy a fully fenced backyard that’s ideal for kids, pets, gardening, or weekend get-togethers. With an easy 15-minute drive to Benton or Bryant, you’ll have quick access to shopping, dining, schools, and commuting routes while still coming home to a little more space and privacy.

Key facts

• Newer construction
• Space and privacy
• 7,405 sq ft lot

Tags

• FULLY FENCED BACKYARD
• NEWER CONSTRUCTION
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO SCHOOLS
• SPACE AND PRIVACY

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer
• Home design: Brick and frame exterior
• Construction: Slab foundation; Composition roof with 3-tab shingles
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood and laminate floors; Free-standing stove

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (33.9% below list).
• Recommended offer: $132k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.3% in Bauxite — 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 63/100 on livability (#187 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, 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: Robert L. Davis Elem. School (math 49% / reading 40%, grade F, #143 of 454 statewide, top 36%, 491 students, 70% 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 60% FRL vs 32% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,116 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $230,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7008 Potomac Trl	0.31mi	4/2.0	1,699 (+2%)	4mo	$212,000	$125	80
7065 Potomac Trl	0.30mi	3/2.0 (-1)	1,651 (-1%)	4mo	$212,650	$129	76
8081 Chesapeake Trl	0.29mi	3/2.0 (-1)	1,612 (-4%)	1mo	$217,900	$135	75
4089 Kings River Trl	0.08mi	4/2.0	1,459 (-13%)	1mo	$190,000	$130	74
1040 Santa Fe Trl	0.19mi	4/2.0	1,499 (-10%)	4mo	$210,000	$140	71
7033 Potomac Trl	0.25mi	4/2.0	1,496 (-10%)	2mo	$207,000	$138	69
8096 Chesapeake Trl	0.29mi	4/2.0	1,496 (-10%)	1mo	$214,000	$143	68
7081 Potomac Trl	0.25mi	3/2.0 (-1)	1,425 (-15%)	2mo	$206,725	$145	57
7080 Potomac Trl	0.24mi	3/2.0 (-1)	1,442 (-14%)	6mo	$210,000	$146	56
7048 Potomac Trl	0.29mi	3/2.0 (-1)	1,442 (-14%)	4mo	$197,650	$137	56
18556 Parkway Pines Dr	0.42mi	4/2.0	1,897 (+14%)	3mo	$329,000	$173	56
7049 Potomac Trl	0.30mi	3/2.0 (-1)	1,442 (-14%)	4mo	$198,600	$138	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $91,610
• Equity at exit: $180,176

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $283,335
• Equity at exit: $388,556

Cash invested: $56,000 (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 72011

• Home prices YoY: 11.9%
• Active inventory: 74
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-272

Break-even live

Break-even rent $1,665

Max offer price $152,033

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-215	+0% $-272	+5% $-328	+10% $-385
Rent	-10% $-376	-5% $-324	+0% $-272	+5% $-219	+10% $-167
Rate	-1.0pp $-171	-0.5pp $-221	base $-272	+0.5pp $-323	+1.0pp $-376

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   statusdays on market $200,000 Active 157 DOM
2. 2026-06-18
   days on market $200,000 Price Change 154 DOM
3. 2026-06-17
   days on market $200,000 Price Change 153 DOM
4. 2026-06-16
   days on market $200,000 Price Change 152 DOM
5. 2026-06-15
   pricestatusdays on market $200,000 Price Change 151 DOM
6. 2026-06-14
   days on market $210,000 Active 149 DOM
7. 2026-06-13
   days on market $210,000 Active 148 DOM
8. 2026-06-10
   days on market $210,000 Active 146 DOM
9. 2026-06-09
   days on market $210,000 Active 145 DOM
10. 2026-06-08
    days on market $210,000 Active 144 DOM
11. 2026-06-07
    days on market $210,000 Active 143 DOM
12. 2026-06-05
    days on market $210,000 Active 140 DOM
13. 2026-06-03
    days on market $210,000 Active 139 DOM
14. 2026-06-02
    days on market $210,000 Active 138 DOM
15. 2026-06-01
    days on market $210,000 Active 137 DOM
16. 2026-05-31
    days on market $210,000 Active 136 DOM
17. 2026-05-31
    days on market $210,000 Active 135 DOM
18. 2026-05-07
    price $210,000
19. 2026-03-19
    price $215,000
20. 2026-01-15
    listed $225,000 New Listing
21. 2026-01-01
    historical
22. 2025-09-26
    price $222,500
23. 2025-08-16
    listed $225,000 New Listing

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,854
• − Mortgage interest: −$11,203
• − Property taxes: −$2,197
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$5,818
• Taxable loss: −$6,901
• Est. tax savings @ 24.0%: +$1,656
• After-tax cash flow: $-1,602/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 — Bauxite

• Score: 63/100
• State rank: #187
• US rank: #15013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,635

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Portuguese 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 27.39%
• Current HPI: 258.0513
• 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

-6.7% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $210,000 CARMLS
• 2026-03-19 Price Changed $215,000 CARMLS
• 2026-01-15 Listed $225,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-09-26 Price Changed $222,500 CARMLS
• 2025-08-16 Listed $225,000 CARMLS

Property tax history

+63.7%/yr

Latest (2025): $2,197 · +6.1% YoY. Source: county tax records.