16 Meadowlark Dr · Cabot, AR 72023

$65,000

3 bd · 1.5 ba · 970 sqft · SingleFamily public records · 9 Days on market

Built 1975 0.51 ac lot

---

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
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

Key facts

• Quiet subdivision
• Detached
• 0.51 acre lot

Tags

• SPACIOUS LEVEL CORNER LOT
• FULLY FENCED BACKYARD
• QUIET SUBDIVISION
• CABOT SCHOOL DISTRICT
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.2% vs local median 4.6% in Cabot — 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 78/100 on livability (#6 in AR, #2,695 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Market conditions: Rents rising (+3.2%/yr); 334 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.95% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.83%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $131,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Meadowlark Dr	0.00mi	3/1.0	967 (-0%)	1mo	$85,000	$88	97
38 Meadowlark Dr	0.14mi	3/1.0	1,005 (+4%)	18mo	$118,500	$118	71
27 Collins St	0.59mi	3/1.5	948 (-2%)	10mo	$139,900	$148	60
120 Suda St	0.31mi	3/2.0	1,008 (+4%)	23mo	$120,000	$119	58
501 E Elm	0.34mi	2/2.0 (-1)	1,024 (+6%)	12mo	$140,000	$137	58
408 S Jackson St	0.32mi	3/1.0	1,082 (+12%)	11mo	$125,000	$116	54
520 E Elm St St	0.33mi	3/1.5	1,083 (+12%)	14mo	$130,000	$120	53
1215 S 1st St St	0.70mi	3/1.0	996 (+3%)	11mo	$135,000	$136	52
97 S Pine St	0.40mi	3/1.0	1,107 (+14%)	6mo	$154,900	$140	51
86 Pheasant Run Dr	0.62mi	3/1.5	1,014 (+4%)	18mo	$140,000	$138	49
507 E Elm St	0.33mi	2/1.0 (-1)	1,065 (+10%)	22mo	$135,000	$127	43
19 Allison Dr	0.75mi	3/1.5	1,100 (+13%)	10mo	$165,000	$150	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 · 3.19% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 2.50×
• Total profit: $27,216
• Equity at exit: $9,692

10-year hold

• IRR: 42.1%
• Equity multiple: 5.01×
• Total profit: $72,989
• Equity at exit: $5,620

Cash invested: $18,200 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$341
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $589

Break-even live

Break-even rent $524

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $626	-5% $607	+0% $589	+5% $571	+10% $552
Rent	-10% $489	-5% $539	+0% $589	+5% $639	+10% $689
Rate	-1.0pp $622	-0.5pp $605	base $589	+0.5pp $572	+1.0pp $555

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Robinson St Cabot, AR	3.0	1.5	1008	$1,350	$1.34	24d	1	0.13mi
311 S Lincoln St Cabot, AR	2.0	1.0	780	$1,000	$1.28	15d	1	0.30mi
106 S Grant St Cabot, AR	2.0	1.0	958	$1,050	$1.10	24d	1	0.51mi
305 N Jackson St Cabot, AR	3.0	2.0	1009	$1,395	$1.38	22d	1	0.62mi
807 W Elm St Unit 1D Cabot, AR	2.0	1.5	957	$750	$0.78	24d	1	0.81mi
303 S 10th St Apt 2 Cabot, AR	2.0	1.5	1054	$900	$0.85	19d	1	0.86mi
1012 W Myrtle St Unit A Cabot, AR	2.0	1.5	900	$875	$0.97	24d	1	0.93mi
1099 W Elm St Unit B Cabot, AR	2.0	1.5	864	$875	$1.01	24d	1	0.94mi
415 Waymack Dr Cabot, AR	2.0	1.0	913	$995	$1.09	24d	1	1.09mi
118 N Park St Unit A Cabot, AR	2.0	1.0	750	$950	$1.27	24d	1	1.11mi
107 N Park St Unit A Cabot, AR	2.0	1.0	784	$800	$1.02	15d	1	1.20mi
18 Station Cir Cabot, AR	1.0–2.0	1.0–2.0	978	$1,300	$1.33	15d	1	1.47mi

Listing history 12 events

1. 2026-04-06
   status Under Contract
2. 2026-03-28
   listed $65,000 New Listing
3. 2023-08-25
   soldstatus $130,000 Sold 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

4. 2023-07-28
   historical Take Backups 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

5. 2023-06-27
   status Back on Market 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

6. 2023-05-20
   historical Take Backups 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

7. 2023-04-26
   status Back on Market 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

8. 2023-03-15
   historical 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

9. 2023-03-11
   status Back on Market 329-char remark

   Show marketing remark (329 chars)

   Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

10. 2023-03-04
    historical Take Backups 329-char remark

    Show marketing remark (329 chars)

    Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

11. 2023-03-02
    listed $135,000 New Listing 329-char remark

    Show marketing remark (329 chars)

    Great home! This beautiful home perfect for your family! This 3 bedroom and 1 bath has new flooring, new paint, and new appliances! Open floor plan gives you lots of room. Big kitchen opens into a good size living room. Large master and two other bedrooms. Big corner lot with a fenced back yard! Call today this won't last long.

12. 2004-07-13
    soldstatus $165,000

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $554 · $46/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,236
• − Mortgage interest: −$3,641
• − Property taxes: −$554
• − Insurance: −$325
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,891
• Taxable income: $6,387
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $5,534/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 — Cabot

• Score: 78/100
• State rank: #6
• US rank: #2695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cabot, AR
• County: Lonoke County · 46,130 people
• City population: 37,452
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 37,452
• Household income: $76,931
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 939.0

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 6% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -29.12%
• Current HPI: 182.3489
• Rent YoY: ▲ 3.19%
• 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

-60.6% since first listed

12 events — show timeline

• 2026-04-06 Pending — CARMLS
• 2026-03-28 Listed $65,000 CARMLS
• 2023-08-25 Sold (MLS) $130,000 CARMLS
• 2023-07-28 Contingent — CARMLS
• 2023-06-27 Relisted — CARMLS
• 2023-05-20 Contingent — CARMLS
• 2023-04-26 Relisted — CARMLS
• 2023-03-15 Listing Removed — CARMLS
• 2023-03-11 Relisted — CARMLS
• 2023-03-04 Contingent — CARMLS
• 2023-03-02 Listed $135,000 CARMLS
• 2004-07-13 Sold (Public Records) $165,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $554 · +0.0% YoY. Source: county tax records.