3403 Forest Dr · Bryant, AR 72022

$210,000

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 20 Days on market

Built 1998 Est $221k · 5% 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).

• Cash flow +12.7/30.0
• ARV discount +9.8/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home on a corner lot. Come see the open floor plan, neutral paint colors, and fully fenced backyard. RV parking helps with those large or small recreational vehicles that you don't want in the garage. Close to restaurants, shopping, and the interstate. Come see this home before it slips away.

Key facts

• Concrete pad
• Garage has ac vents
• Rv hook up

Tags

• CORNER LOT
• FENCED IN YARD
• CONCRETE PAD
• RV HOOK UP
• GATE IN THE BACK
• GARAGE HAS AC VENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (23.7% below list).
• Recommended offer: $160k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k 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 20 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,146 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $221,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3419 Forest Dr	0.04mi	3/2.0	1,576 (+6%)	5mo	$229,000	$145	84
1101 Sunset Gdns E	0.31mi	3/2.0	1,470 (-1%)	7mo	$244,500	$166	78
2918 Forest Dr	0.31mi	3/2.0	1,532 (+3%)	4mo	$231,900	$151	77
3501 Andrew Dr	0.11mi	3/2.0	1,625 (+9%)	4mo	$242,000	$149	76
2902 Andrew Dr	0.32mi	3/2.0	1,391 (-6%)	2mo	$205,000	$147	73
2102 Justus Loop	0.23mi	3/2.0	1,352 (-9%)	4mo	$195,000	$144	71
3000 Andrew Dr	0.28mi	3/2.0	1,378 (-7%)	6mo	$220,000	$160	70
4215 Stillman Loop	0.40mi	3/2.0	1,415 (-5%)	5mo	$147,000	$104	69
2010 Turtle Cv	0.69mi	3/2.0	1,474 (-1%)	2mo	$216,000	$147	65
4019 Stillman Loop	0.32mi	3/2.0	1,344 (-10%)	6mo	$220,000	$164	64
4014 Stillman Loop	0.30mi	3/1.5	1,310 (-12%)	1mo	$199,000	$152	63
3401 Vickie Dr	0.44mi	3/2.0	1,649 (+11%)	6mo	$200,000	$121	56

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-35,462
• Equity at exit: $31,312

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-32,939
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-21

Break-even live

Break-even rent $1,628

Max offer price $206,240

Occupancy floor 96%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Waldron Cv Bryant, AR	3.0	2.5	1824	$1,786	$0.98	23d	1	0.29mi
1916 Brandon Cv Bryant, AR	2.0–3.0	2.0	1160	$1,385	$1.19	14d	1	0.93mi
1810 Melba Cir Unit 2 Bryant, AR	3.0	2.0	1200	$1,395	$1.16	14d	1	1.19mi
3500 Double Eagle Way Bryant, AR	1.0–2.0	1.0–2.0	818	$1,065	$1.30	14d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $210,000 Active 20 DOM
2. 2026-06-17
   days on market $210,000 Active 19 DOM
3. 2026-06-16
   days on market $210,000 Active 18 DOM
4. 2026-06-15
   days on market $210,000 Active 17 DOM
5. 2026-06-14
   days on market $210,000 Active 15 DOM
6. 2026-06-13
   days on market $210,000 Active 14 DOM
7. 2026-06-10
   days on market $210,000 Active 12 DOM
8. 2026-06-09
   days on market $210,000 Active 11 DOM
9. 2026-06-08
   days on market $210,000 Active 10 DOM
10. 2026-06-07
    days on market $210,000 Active 9 DOM
11. 2026-06-05
    days on market $210,000 Active 6 DOM
12. 2026-06-03
    days on market $210,000 Active 5 DOM
13. 2026-06-02
    days on market $210,000 Active 4 DOM
14. 2026-06-01
    days on market $210,000 Active 3 DOM
15. 2026-05-31
    days on market $210,000 Active 2 DOM
16. 2026-05-29
    listed $210,000 Active
17. 2021-10-05
    soldstatus $192,000
18. 2021-09-28
    soldstatus $192,000 Sold 307-char remark

    Show marketing remark (307 chars)

    Move in ready home on a corner lot. Come see the open floor plan, neutral paint colors, and fully fenced backyard. RV parking helps with those large or small recreational vehicles that you don't want in the garage. Close to restaurants, shopping, and the interstate. Come see this home before it slips away.

19. 2021-09-03
    status Under Contract 307-char remark

    Show marketing remark (307 chars)

    Move in ready home on a corner lot. Come see the open floor plan, neutral paint colors, and fully fenced backyard. RV parking helps with those large or small recreational vehicles that you don't want in the garage. Close to restaurants, shopping, and the interstate. Come see this home before it slips away.

20. 2021-09-01
    price $180,000 307-char remark

    Show marketing remark (307 chars)

    Move in ready home on a corner lot. Come see the open floor plan, neutral paint colors, and fully fenced backyard. RV parking helps with those large or small recreational vehicles that you don't want in the garage. Close to restaurants, shopping, and the interstate. Come see this home before it slips away.

21. 2021-08-30
    listed $178,000 New Listing 307-char remark

    Show marketing remark (307 chars)

    Move in ready home on a corner lot. Come see the open floor plan, neutral paint colors, and fully fenced backyard. RV parking helps with those large or small recreational vehicles that you don't want in the garage. Close to restaurants, shopping, and the interstate. Come see this home before it slips away.

22. 2014-01-08
    soldstatus $127,500 370-char remark

    Show marketing remark (370 chars)

    Nice home on corner lot. This 3 BR, 2 bath home has great curb appeal. Living room with vaulted ceiling has gas log fireplace. Eat-in kitchen with pantry. 285 sq. ft. is enclosed garage. Nice size bedrooms. Texas-style master bath. Roof 2 years old. Heat/AC 1 year old. Great fully fenced backyard wtih double gate off side street to RV pad. Make your appointment today.

23. 2013-12-05
    historical 370-char remark

    Show marketing remark (370 chars)

    Nice home on corner lot. This 3 BR, 2 bath home has great curb appeal. Living room with vaulted ceiling has gas log fireplace. Eat-in kitchen with pantry. 285 sq. ft. is enclosed garage. Nice size bedrooms. Texas-style master bath. Roof 2 years old. Heat/AC 1 year old. Great fully fenced backyard wtih double gate off side street to RV pad. Make your appointment today.

24. 2013-10-11
    listed $134,500 370-char remark

    Show marketing remark (370 chars)

    Nice home on corner lot. This 3 BR, 2 bath home has great curb appeal. Living room with vaulted ceiling has gas log fireplace. Eat-in kitchen with pantry. 285 sq. ft. is enclosed garage. Nice size bedrooms. Texas-style master bath. Roof 2 years old. Heat/AC 1 year old. Great fully fenced backyard wtih double gate off side street to RV pad. Make your appointment today.

25. 2004-10-14
    soldstatus $134,000

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$172/yr (+$14/mo · 14.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,218
• − Mortgage interest: −$11,763
• − Property taxes: −$1,172
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$6,109
• Taxable loss: −$3,952
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $693/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

+56.7% since first listed

10 events — show timeline

• 2026-05-29 Listed $210,000 FSBO.com
• 2021-10-05 Sold (Public Records) $192,000 Public Records
• 2021-09-28 Sold (MLS) $192,000 CARMLS
• 2021-09-03 Pending — CARMLS
• 2021-09-01 Price Changed $180,000 CARMLS
• 2021-08-30 Listed $178,000 CARMLS
• 2014-01-08 Sold (MLS) $127,500 CARMLS
• 2013-12-05 Listing Removed — CARMLS
• 2013-10-11 Listed $134,500 CARMLS
• 2004-10-14 Sold (Public Records) $134,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,172 · -7.9% YoY. Source: county tax records.