190 Sally St · Ward, AR 72176

$212,000

3 bd · 2.0 ba · 1,181 sqft · SingleFamily public records · 62 Days on market

Built 2008 9,147 sqft lot Est $174k · 22% over

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Why this score? — see what drove the F 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 +9.3/30.0
• Appreciation +7.7/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautiful gem is tucked away on a peaceful street, offering the perfect blend of comfort and style. The spacious living room, complete with an electric fireplace, creates a cozy and inviting atmosphere for the entire family to enjoy. The remodeled kitchen features stunning granite countertops and a trendy shiplap accent wall, providing a perfect space for cooking and entertaining. The home boasts a split floor plan, offering privacy and space. The primary suite is generously sized, easily accommodating a king-sized bed. It also includes an en-suite bathroom and a walk-in closet, providing a relaxing retreat. Step outside to the nice, covered patio in the back, ideal for outdoor dining or lounging, with a view of the fenced-in backyard. Brand new gates add a fresh touch of functionality and security to the space. This is the ideal home for those seeking a blend of modern upgrades and serene living! Roof is less than 3 years old, and HVAC 2 years old.

Key facts

• Walk-in closet
• Covered back patio
• Electric fireplace

Tags

• ELECTRIC FIREPLACE
• GRANITE COUNTERTOPS
• SPLIT BEDROOM FLOOR PLAN
• WALK-IN CLOSET
• COVERED BACK PATIO
• PRIVACY FENCED BACK YARD

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional, cash, and Rural Development financing

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water; Public sewer; Electric supplied by cooperative; Insulated windows and doors
• Home design: Brick and frame combination exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Porch; Partially fenced yard; Guttering; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Garbage disposal
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer and dryer connections (dryer connection is electric); Granite slab kitchen countertops; Fireplace insert with electric logs; Vaulted ceiling
• 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 $212k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (32.2% below list).
• Recommended offer: $144k (32.2% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Ward Central Elementary (math 57% / reading 42%, grade D, #93 of 454 statewide, top 23%, 494 students, 62% FRL); Cabot Middle School North (math 52% / reading 41%, grade D+, #49 of 201 statewide, top 26%, 907 students, 42% FRL); Cabot High School (math 29% / reading 45%, grade F, #64 of 292 statewide, top 26%, 2,198 students, 36% FRL) — zoned schools average 47% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $13k of equity ($1k loan paydown + $11k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,784 (32.2% 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 62 days. Have you received any prior offers? Is the seller open to a 32% 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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $173,607
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Kirkland St	0.38mi	3/1.5	1,185 (+0%)	0mo	$84,000	$71	80
22 Willard St	0.40mi	3/2.0	1,227 (+4%)	3mo	$165,000	$134	72
90 Wilson Loop	0.32mi	3/2.0	1,277 (+8%)	0mo	$197,000	$154	71
11 Kirkland St	0.42mi	3/2.0	1,203 (+2%)	7mo	$170,000	$141	71
561 Brewer St	0.34mi	3/2.0	1,044 (-12%)	3mo	$115,000	$110	62
411 Markham St	0.58mi	3/2.0	1,240 (+5%)	6mo	$200,000	$161	59
341 Markham St	0.61mi	3/2.0	1,241 (+5%)	7mo	$205,000	$165	57
208 Moore St	0.75mi	3/1.0	1,256 (+6%)	2mo	$130,000	$104	49
28 Castleton Dr	0.50mi	4/2.0 (+1)	1,338 (+13%)	0mo	$207,000	$155	49
31 Chantileer Ln	0.57mi	3/2.0	1,351 (+14%)	2mo	$205,000	$152	47
21 Chantileer	0.63mi	3/2.0	1,351 (+14%)	0mo	$197,000	$146	46
19 Chantileer Ln	0.64mi	3/2.0	1,358 (+15%)	4mo	$199,500	$147	42

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: 11.2%
• Equity multiple: 1.73×
• Total profit: $43,259
• Equity at exit: $124,730

10-year hold

• IRR: 12.3%
• Equity multiple: 3.31×
• Total profit: $137,219
• Equity at exit: $219,163

Cash invested: $59,360 (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: 156
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-154

Break-even live

Break-even rent $1,633

Max offer price $184,723

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-94	+0% $-154	+5% $-214	+10% $-274
Rent	-10% $-268	-5% $-211	+0% $-154	+5% $-98	+10% $-41
Rate	-1.0pp $-48	-0.5pp $-100	base $-154	+0.5pp $-209	+1.0pp $-265

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	25d	1	0.30mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	25d	1	0.33mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	46d	1	0.38mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	21d	1	0.60mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	25d	1	0.64mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	21d	1	0.70mi
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	25d	1	0.77mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	45d	1	0.83mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	25d	1	0.83mi
201 4th St Unit 223 Ward, AR	2.0	1.0	815	$700	$0.86	16d	1	0.83mi
307 Washington St Ward, AR	2.0	1.0	870	$775	$0.89	25d	1	0.86mi
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	21d	1	0.89mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	25d	1	0.90mi

Listing history 22 events

1. 2026-06-21
   days on market $212,000 Active 62 DOM
2. 2026-06-18
   days on market $212,000 Active 59 DOM
3. 2026-06-17
   days on market $212,000 Active 58 DOM
4. 2026-06-16
   days on market $212,000 Active 57 DOM
5. 2026-06-15
   days on market $212,000 Active 56 DOM
6. 2026-06-14
   days on market $212,000 Active 54 DOM
7. 2026-06-10
   days on market $212,000 Active 51 DOM
8. 2026-06-09
   days on market $212,000 Active 50 DOM
9. 2026-06-08
   days on market $212,000 Active 49 DOM
10. 2026-06-07
    days on market $212,000 Active 48 DOM
11. 2026-06-05
    days on market $212,000 Active 45 DOM
12. 2026-06-03
    days on market $212,000 Active 44 DOM
13. 2026-06-02
    days on market $212,000 Active 43 DOM
14. 2026-06-01
    days on market $212,000 Active 42 DOM
15. 2026-05-31
    days on market $212,000 Active 41 DOM
16. 2026-05-31
    days on market $212,000 Active 40 DOM
17. 2026-04-20
    listed $212,000 New Listing
18. 2025-03-31
    soldstatus $185,000
19. 2025-03-28
    status Under Contract 968-char remark

    Show marketing remark (968 chars)

    This beautiful gem is tucked away on a peaceful street, offering the perfect blend of comfort and style. The spacious living room, complete with an electric fireplace, creates a cozy and inviting atmosphere for the entire family to enjoy. The remodeled kitchen features stunning granite countertops and a trendy shiplap accent wall, providing a perfect space for cooking and entertaining. The home boasts a split floor plan, offering privacy and space. The primary suite is generously sized, easily accommodating a king-sized bed. It also includes an en-suite bathroom and a walk-in closet, providing a relaxing retreat. Step outside to the nice, covered patio in the back, ideal for outdoor dining or lounging, with a view of the fenced-in backyard. Brand new gates add a fresh touch of functionality and security to the space. This is the ideal home for those seeking a blend of modern upgrades and serene living! Roof is less than 3 years old, and HVAC 2 years old.

20. 2025-03-27
    soldstatus $185,000 Sold 968-char remark

    Show marketing remark (968 chars)

    This beautiful gem is tucked away on a peaceful street, offering the perfect blend of comfort and style. The spacious living room, complete with an electric fireplace, creates a cozy and inviting atmosphere for the entire family to enjoy. The remodeled kitchen features stunning granite countertops and a trendy shiplap accent wall, providing a perfect space for cooking and entertaining. The home boasts a split floor plan, offering privacy and space. The primary suite is generously sized, easily accommodating a king-sized bed. It also includes an en-suite bathroom and a walk-in closet, providing a relaxing retreat. Step outside to the nice, covered patio in the back, ideal for outdoor dining or lounging, with a view of the fenced-in backyard. Brand new gates add a fresh touch of functionality and security to the space. This is the ideal home for those seeking a blend of modern upgrades and serene living! Roof is less than 3 years old, and HVAC 2 years old.

21. 2025-02-27
    historical Take Backups 968-char remark

    Show marketing remark (968 chars)

    This beautiful gem is tucked away on a peaceful street, offering the perfect blend of comfort and style. The spacious living room, complete with an electric fireplace, creates a cozy and inviting atmosphere for the entire family to enjoy. The remodeled kitchen features stunning granite countertops and a trendy shiplap accent wall, providing a perfect space for cooking and entertaining. The home boasts a split floor plan, offering privacy and space. The primary suite is generously sized, easily accommodating a king-sized bed. It also includes an en-suite bathroom and a walk-in closet, providing a relaxing retreat. Step outside to the nice, covered patio in the back, ideal for outdoor dining or lounging, with a view of the fenced-in backyard. Brand new gates add a fresh touch of functionality and security to the space. This is the ideal home for those seeking a blend of modern upgrades and serene living! Roof is less than 3 years old, and HVAC 2 years old.

22. 2025-02-25
    listed $185,000 New Listing 968-char remark

    Show marketing remark (968 chars)

    This beautiful gem is tucked away on a peaceful street, offering the perfect blend of comfort and style. The spacious living room, complete with an electric fireplace, creates a cozy and inviting atmosphere for the entire family to enjoy. The remodeled kitchen features stunning granite countertops and a trendy shiplap accent wall, providing a perfect space for cooking and entertaining. The home boasts a split floor plan, offering privacy and space. The primary suite is generously sized, easily accommodating a king-sized bed. It also includes an en-suite bathroom and a walk-in closet, providing a relaxing retreat. Step outside to the nice, covered patio in the back, ideal for outdoor dining or lounging, with a view of the fenced-in backyard. Brand new gates add a fresh touch of functionality and security to the space. This is the ideal home for those seeking a blend of modern upgrades and serene living! Roof is less than 3 years old, and HVAC 2 years old.

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$274/yr (+$23/mo · 25.3%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,254
• − Mortgage interest: −$11,875
• − Property taxes: −$1,083
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$6,167
• Taxable loss: −$5,692
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-487/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

+14.6% since first listed

6 events — show timeline

• 2026-04-20 Listed $212,000 CARMLS
• 2025-03-31 Sold (Public Records) $185,000 Public Records
• 2025-03-28 Pending — CARMLS
• 2025-03-27 Sold (MLS) $185,000 CARMLS
• 2025-02-27 Contingent — CARMLS
• 2025-02-25 Listed $185,000 CARMLS

Property tax history

+0.7%/yr

Latest (2025): $1,083 · +0.0% YoY. Source: county tax records.