913 Amy Cir · Bryant, AR 72022

$180,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 141 Days on market

Built 1995 9,147 sqft lot Est $253k · 29% under

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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 +15.0/15.0
• Cash flow +13.2/30.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute house that is MOVE-IN READY! new paint, new stove in the kitchen, new granite counter-tops in kitchen and two bathrooms. Nice laminate flooring in living room, kitchen/dining, and master bedroom. Big fenced in back yard. Master bedroom has two walk in closets. Qualifies for RD !! (Seller is having house pressure-washed and the new stove will be put in!)

Key facts

• New water heater
• Spacious back yard
• New hvac unit

Tags

• INSULATED 2 CAR GARAGE
• SPACIOUS BACK YARD
• NEW HVAC UNIT
• NEW WATER HEATER

Property features AI

Finance

• Financial info: Financing available: VA, FHA, conventional, or cash

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas; Extra insulation
• Home design: Metal/vinyl siding; Approximately 1,760 square feet
• Construction: 3-tab shingle roof; Slab foundation
• Exterior features: Wood fence; Paved road access; Level lot in a subdivision; Inside city limits

Interior

• Kitchen: Gas range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Uses gas logs only fireplace; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (19.1% below list).
• Recommended offer: $146k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• It's been on market 141 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,651 (19.1% 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 141 days. Have you received any prior offers? Is the seller open to a 19% 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $253,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Bryant Meadows Dr	0.10mi	3/2.0	1,700 (-3%)	4mo	$220,000	$129	86
907 Allyson Ave	0.06mi	3/2.5	1,534 (-13%)	0mo	$238,750	$156	74
913 Fawn Creek Dr	0.29mi	4/2.5 (+1)	1,786 (+2%)	6mo	$284,900	$160	72
801 SW Third St	0.33mi	3/2.0	1,890 (+7%)	2mo	$203,000	$107	70
803 Carmichael Rd Rd	0.16mi	3/2.5	1,896 (+8%)	9mo	$180,000	$95	70
1107 Fox Chase	0.21mi	4/2.0 (+1)	1,594 (-9%)	3mo	$229,000	$144	67
508 SW Fourth	0.28mi	3/2.0	1,510 (-14%)	0mo	$231,000	$153	63
1814 Pleasant Pointe Cir	0.40mi	3/2.0	1,940 (+10%)	7mo	$255,000	$131	58
1601 Katrina Dr	0.47mi	3/2.0	1,575 (-10%)	7mo	$242,000	$154	54
109 S Vine St	0.50mi	3/2.0	1,520 (-14%)	6mo	$103,500	$68	49
307 N 4th St	0.72mi	3/1.0	1,712 (-3%)	12mo	$77,500	$45	48
306 SE 1st St	0.71mi	4/2.5 (+1)	1,956 (+11%)	7mo	$286,000	$146	35

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-29,433
• Equity at exit: $26,839

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-26,062
• Equity at exit: $15,563

Cash invested: $50,400 (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 72022

• Home prices YoY: -16.5%
• Active inventory: 97
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-4

Break-even live

Break-even rent $1,461

Max offer price $179,357

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $47	+0% $-4	+5% $-55	+10% $-106
Rent	-10% $-119	-5% $-61	+0% $-4	+5% $54	+10% $111
Rate	-1.0pp $87	-0.5pp $42	base $-4	+0.5pp $-50	+1.0pp $-98

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 SW 4th St Unit 2 Bryant, AR	2.0	2.5	1250	$1,500	$1.20	19d	1	0.35mi
1224 Sadie Dr Unit 1 Bryant, AR	2.0	2.5	1276	$1,325	$1.04	14d	1	0.49mi
304 SE 2nd St Bryant, AR	3.0	2.0	1272	$1,550	$1.22	14d	1	0.64mi

Listing history 24 events

1. 2026-06-18
   days on market $180,000 Active 141 DOM
2. 2026-06-17
   days on market $180,000 Active 140 DOM
3. 2026-06-16
   days on market $180,000 Active 139 DOM
4. 2026-06-15
   statusdays on market $180,000 Active 138 DOM
5. 2026-06-14
   days on market $180,000 Price Change 136 DOM
6. 2026-06-13
   days on market $180,000 Price Change 135 DOM
7. 2026-06-10
   days on market $180,000 Price Change 133 DOM
8. 2026-06-09
   pricestatusdays on market $180,000 Price Change 132 DOM
9. 2026-06-08
   days on market $190,000 Active 131 DOM
10. 2026-06-07
    days on market $190,000 Active 130 DOM
11. 2026-06-05
    days on market $190,000 Active 127 DOM
12. 2026-06-03
    days on market $190,000 Active 126 DOM
13. 2026-06-02
    days on market $190,000 Active 125 DOM
14. 2026-06-01
    days on market $190,000 Active 124 DOM
15. 2026-05-31
    days on market $190,000 Active 123 DOM
16. 2026-05-31
    days on market $190,000 Active 122 DOM
17. 2026-02-12
    status Back on Market
18. 2026-02-02
    status Under Contract
19. 2026-01-18
    listed $190,000 New Listing
20. 2017-06-26
    soldstatus $145,000
21. 2017-06-23
    soldstatus $145,000 Sold 362-char remark

    Show marketing remark (362 chars)

    Cute house that is MOVE-IN READY! new paint, new stove in the kitchen, new granite counter-tops in kitchen and two bathrooms. Nice laminate flooring in living room, kitchen/dining, and master bedroom. Big fenced in back yard. Master bedroom has two walk in closets. Qualifies for RD !! (Seller is having house pressure-washed and the new stove will be put in!)

22. 2017-04-27
    status Under Contract 362-char remark

    Show marketing remark (362 chars)

    Cute house that is MOVE-IN READY! new paint, new stove in the kitchen, new granite counter-tops in kitchen and two bathrooms. Nice laminate flooring in living room, kitchen/dining, and master bedroom. Big fenced in back yard. Master bedroom has two walk in closets. Qualifies for RD !! (Seller is having house pressure-washed and the new stove will be put in!)

23. 2017-04-13
    listed $149,900 New Listing 362-char remark

    Show marketing remark (362 chars)

    Cute house that is MOVE-IN READY! new paint, new stove in the kitchen, new granite counter-tops in kitchen and two bathrooms. Nice laminate flooring in living room, kitchen/dining, and master bedroom. Big fenced in back yard. Master bedroom has two walk in closets. Qualifies for RD !! (Seller is having house pressure-washed and the new stove will be put in!)

24. 2002-11-19
    soldstatus $102,000

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/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 5/10 Major
• 🌡 Heat 7/10 Severe 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: $17,478
• − Mortgage interest: −$10,083
• − Property taxes: −$1,624
• − Insurance: −$900
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$5,236
• Taxable loss: −$3,162
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $715/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

+86.3% since first listed

8 events — show timeline

• 2026-02-12 Relisted — CARMLS
• 2026-02-02 Pending — CARMLS
• 2026-01-18 Listed $190,000 CARMLS
• 2017-06-26 Sold (Public Records) $145,000 Public Records
• 2017-06-23 Sold (MLS) $145,000 CARMLS
• 2017-04-27 Pending — CARMLS
• 2017-04-13 Listed $149,900 CARMLS
• 2002-11-19 Sold (Public Records) $102,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,624 · +0.0% YoY. Source: county tax records.