28 Kelli Pl · Alexander, AR 72002

$80,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 126 Days on market

Built 1986 0.27 ac lot $71/sqft · 60% below area

---

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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#194 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $80k implies a 108% gain — meaningful room to come down on a strong offer.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.81% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.08%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (median comp): $197,756
• List price: $80,000
• Delta: -59.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13706 Apple Glen Cv	0.73mi	3/2.0	1,237 (+10%)	2mo	$177,500	$143	47

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $26,369
• Equity at exit: $11,928

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $73,628
• Equity at exit: $6,917

Cash invested: $22,400 (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 72002

• Home prices YoY: -11.0%
• Active inventory: 183
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $617

Break-even live

Break-even rent $668

Max offer price $80,000

Occupancy floor 52%

Sensitivity live

Price	-10% $663	-5% $640	+0% $617	+5% $595	+10% $572
Rent	-10% $503	-5% $560	+0% $617	+5% $675	+10% $732
Rate	-1.0pp $658	-0.5pp $638	base $617	+0.5pp $597	+1.0pp $576

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13907 Rockinghorse Ln Alexander, AR	3.0	2.0	1300	$1,450	$1.12	15d	1	1.17mi

Listing history 26 events

1. 2026-06-21
   days on market $80,000 Active 126 DOM
2. 2026-06-18
   days on market $80,000 Active 123 DOM
3. 2026-06-17
   days on market $80,000 Active 122 DOM
4. 2026-06-16
   days on market $80,000 Active 121 DOM
5. 2026-06-15
   days on market $80,000 Active 120 DOM
6. 2026-06-14
   days on market $80,000 Active 118 DOM
7. 2026-06-13
   days on market $80,000 Active 117 DOM
8. 2026-06-10
   days on market $80,000 Active 115 DOM
9. 2026-06-09
   days on market $80,000 Active 114 DOM
10. 2026-06-08
    days on market $80,000 Active 113 DOM
11. 2026-06-05
    days on market $80,000 Active 109 DOM
12. 2026-06-03
    days on market $80,000 Active 108 DOM
13. 2026-06-02
    days on market $80,000 Active 107 DOM
14. 2026-06-01
    days on market $80,000 Active 106 DOM
15. 2026-05-31
    days on market $80,000 Active 105 DOM
16. 2026-05-31
    days on market $80,000 Active 104 DOM
17. 2026-05-15
    status Back on Market 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

18. 2026-04-24
    status Under Contract 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

19. 2026-04-22
    price $80,000 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

20. 2026-04-15
    status Back on Market 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

21. 2026-03-06
    status Under Contract 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

22. 2026-02-26
    price $95,000 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

23. 2026-02-05
    price $110,000 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

24. 2026-01-05
    price $128,000 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

25. 2025-12-16
    listed $135,000 New Listing 757-char remark

    Show marketing remark (757 chars)

    Back on Market! Ready to sell. Well-located 3-bedroom, 2-bath home situated at the end of a quiet street in Alexander, AR, with convenient access to the highway. This home offers a solid foundation and a comfortable layout, with just a few touchups needed to truly make it shine. The property features three modest-sized bedrooms, two bathrooms, and a functional living space that would work well for a first-time buyer or someone looking to personalize their home. Enjoy the privacy of being at the end of the street while remaining close enough to the city for an easy commute. A great opportunity for buyers wanting a move-in home with room for improvement in a desirable location. NO SPD. Buyers responsible to turn on any Utilities for any inspections.

26. 2001-09-13
    soldstatus $38,442

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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 6/10 Major 7 d/yr ≥110°F today · 18 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: $17,400
• − Mortgage interest: −$4,481
• − Property taxes: −$902
• − Insurance: −$400
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,327
• Taxable income: $6,505
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $5,848/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Alexander

• Score: 63/100
• State rank: #194
• US rank: #15376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander, AR
• Population (ZIP): 21,386

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.89%
• Current HPI: 226.2889
• 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

+108.1% since first listed

10 events — show timeline

• 2026-05-15 Relisted — CARMLS
• 2026-04-24 Pending — CARMLS
• 2026-04-22 Price Changed $80,000 CARMLS
• 2026-04-15 Relisted — CARMLS
• 2026-03-06 Pending — CARMLS
• 2026-02-26 Price Changed $95,000 CARMLS
• 2026-02-05 Price Changed $110,000 CARMLS
• 2026-01-05 Price Changed $128,000 CARMLS
• 2025-12-16 Listed $135,000 CARMLS
• 2001-09-13 Sold (Public Records) $38,442 Public Records

Property tax history

+8.5%/yr

Latest (2025): $902 · +7.7% YoY. Source: county tax records.