15 Daytona Dr · Cabot, AR 72023

$250,000

4 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 51 Days on market

Built 2009 0.25 ac lot Est $253k · at est.

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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 +12.4/30.0
• ARV discount +8.0/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Great New Home in a Wonderful Community. Southern Comfort Estate is a growing community with a lot of appeal. You are within 20 minutes from downtown Little Rock, North little Rock and minutes from shopping & restaurants. If you are looking for a place you can call home then look at Southern Comfort. We can build you a home in 90 days or less & you can select from the many different floor plans & color options; or pick a home that is already complete & move in 30 days or less. Still Time To Pick Colors

Key facts

• Above ground pool
• Epoxy floors
• Covered patio

Tags

• UPDATED KITCHEN
• SEPARATE NO DOOR SHOWER
• COVERED PATIO
• ABOVE GROUND POOL
• EPOXY FLOORS
• WORKBENCH STAYS

Property features AI

Finance

• Other: Approximate lot dimensions 80' x 140' (approx. 0.25 acre); Square footage source and lot sourcing from tax records/measurements
• Financial info: Financing options may include VA, FHA, conventional loans or cash
• HOA & community: Subdivision: SOUTHERN COMFORT ESTATES

Exterior

• Parking: Garage for 2 cars with automatic door opener
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Telephone (private); All utilities underground; Insulated windows and doors; Internet via fiber and cable
• Home design: Brick and metal/vinyl siding with EIFS exterior; Located inside city limits; Level lot in a subdivision
• Construction: Slab foundation; Architectural shingle roof
• Exterior features: Patio; Covered patio; Porch; Fully fenced yard; Wood fence; Above-ground pool; Guttering

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Disposal; Pantry; Ice maker connection
• Bedrooms: Bonus room; Laundry (also listed as a room)
• Flooring: Carpet; Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Window treatments; Ceiling fans; Walk-in closets; Walk-in shower; Quartz kitchen countertops
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (25.5% below list).
• Recommended offer: $186k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Central Elementary School (math 57% / reading 37%, grade D-, #119 of 454 statewide, top 28%, 446 students, 60% FRL); Cabot Middle School South (math 48% / reading 38%, grade D-, #70 of 201 statewide, top 38%, 717 students, 49% FRL); Cabot High School (math 29% / reading 45%, grade F, #64 of 292 statewide, top 26%, 2,198 students, 36% FRL) — zoned schools average 48% FRL vs 30% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 345 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $151k; list at $250k implies a 66% gain — meaningful room to come down on a strong offer.

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 $186,366 (25.5% 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 51 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $252,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Talladega Dr	0.07mi	4/2.0	1,732 (-7%)	6mo	$229,000	$132	80
15 Darlington Dr	0.24mi	4/2.0	1,799 (-3%)	4mo	$245,000	$136	80
94 Earnhardt Cir	0.12mi	4/2.0	1,722 (-7%)	9mo	$225,500	$131	74
35 Warren St	0.36mi	3/2.0 (-1)	1,778 (-4%)	3mo	$270,000	$152	68
83 Earnhardt Cir	0.21mi	4/3.0	2,063 (+11%)	4mo	$275,000	$133	65
18 Dale Ct	0.54mi	3/2.0 (-1)	1,751 (-6%)	0mo	$299,900	$171	60
604 Southhaven Ave Ave	0.48mi	3/2.0 (-1)	1,648 (-11%)	2mo	$150,000	$91	52
1614 Lil Larry Dr	0.65mi	4/2.0	1,720 (-8%)	7mo	$250,000	$145	52
12 Michael Dr	0.62mi	3/2.0 (-1)	1,711 (-8%)	4mo	$230,000	$134	50
23 Warren St	0.49mi	3/2.0 (-1)	1,605 (-14%)	8mo	$249,000	$155	43
1604 Lil Larry Dr	0.64mi	4/2.0	1,631 (-12%)	10mo	$220,000	$135	41
33 Mary Ann Cir	0.64mi	3/2.0 (-1)	1,674 (-10%)	9mo	$235,000	$140	41

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-42,958
• Equity at exit: $37,276

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-39,833
• Equity at exit: $21,615

Cash invested: $70,000 (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: 345
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-42

Break-even live

Break-even rent $1,917

Max offer price $242,506

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $28	+0% $-42	+5% $-113	+10% $-184
Rent	-10% $-190	-5% $-116	+0% $-42	+5% $31	+10% $105
Rate	-1.0pp $83	-0.5pp $21	base $-42	+0.5pp $-107	+1.0pp $-173

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 S Pine St Cabot, AR	4.0	2.0	2056	$1,700	$0.83	25d	1	0.67mi
33 Ryleigh Cir Cabot, AR	3.0	2.0	1333	$1,350	$1.01	25d	1	1.11mi
15 Amy St Cabot, AR	3.0	2.0	1687	$1,800	$1.07	25d	1	1.14mi
13 Buttercup Ln Cabot, AR	3.0	2.0	1548	$1,495	$0.97	25d	1	1.26mi
61 Wolfsbridge Loop Cabot, AR	4.0	2.0	1884	$2,000	$1.06	25d	1	1.31mi
21 Tradewinds Dr Cabot, AR	4.0	2.0	2128	$2,250	$1.06	23d	1	1.33mi
25 Applewood Dr Cabot, AR	3.0	2.0	1515	$1,450	$0.96	25d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $250,000 Active 51 DOM
2. 2026-06-18
   days on market $250,000 Active 48 DOM
3. 2026-06-17
   statusdays on market $250,000 Active 47 DOM
4. 2026-06-16
   days on market $250,000 Price Change 46 DOM
5. 2026-06-15
   days on market $250,000 Price Change 45 DOM
6. 2026-06-14
   pricestatusdays on market $250,000 Price Change 43 DOM
7. 2026-06-10
   days on market $257,000 Active 40 DOM
8. 2026-06-09
   days on market $257,000 Active 39 DOM
9. 2026-06-08
   days on market $257,000 Active 38 DOM
10. 2026-06-07
    days on market $257,000 Active 37 DOM
11. 2026-06-05
    days on market $257,000 Active 34 DOM
12. 2026-06-03
    days on market $257,000 Active 33 DOM
13. 2026-06-02
    days on market $257,000 Active 32 DOM
14. 2026-06-01
    days on market $257,000 Active 31 DOM
15. 2026-05-31
    days on market $257,000 Active 30 DOM
16. 2026-05-31
    days on market $257,000 Active 29 DOM
17. 2026-05-01
    listed $257,000 New Listing
18. 2014-11-11
    historical
19. 2014-07-29
    listed $165,420
20. 2009-11-13
    soldstatus $150,750 534-char remark

    Show marketing remark (534 chars)

    A Great New Home in a Wonderful Community. Southern Comfort Estate is a growing community with a lot of appeal. You are within 20 minutes from downtown Little Rock, North little Rock and minutes from shopping & restaurants. If you are looking for a place you can call home then look at Southern Comfort. We can build you a home in 90 days or less & you can select from the many different floor plans & color options; or pick a home that is already complete & move in 30 days or less. Still Time To Pick Colors

21. 2009-09-22
    historical 534-char remark

    Show marketing remark (534 chars)

    A Great New Home in a Wonderful Community. Southern Comfort Estate is a growing community with a lot of appeal. You are within 20 minutes from downtown Little Rock, North little Rock and minutes from shopping & restaurants. If you are looking for a place you can call home then look at Southern Comfort. We can build you a home in 90 days or less & you can select from the many different floor plans & color options; or pick a home that is already complete & move in 30 days or less. Still Time To Pick Colors

22. 2009-09-10
    listed $150,575 534-char remark

    Show marketing remark (534 chars)

    A Great New Home in a Wonderful Community. Southern Comfort Estate is a growing community with a lot of appeal. You are within 20 minutes from downtown Little Rock, North little Rock and minutes from shopping & restaurants. If you are looking for a place you can call home then look at Southern Comfort. We can build you a home in 90 days or less & you can select from the many different floor plans & color options; or pick a home that is already complete & move in 30 days or less. Still Time To Pick Colors

23. 2008-03-04
    soldstatus $1,549,000

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$406/yr (+$34/mo · 34.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $22,364
• − Mortgage interest: −$14,004
• − Property taxes: −$1,194
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$7,273
• Taxable loss: −$4,935
• Est. tax savings @ 24.0%: +$1,184
• After-tax cash flow: $675/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

-83.4% since first listed

7 events — show timeline

• 2026-05-01 Listed $257,000 CARMLS
• 2014-11-11 Listing Removed — CARMLS
• 2014-07-29 Listed $165,420 CARMLS
• 2009-11-13 Sold (MLS) $150,750 CARMLS
• 2009-09-22 Listing Removed — CARMLS
• 2009-09-10 Listed $150,575 CARMLS
• 2008-03-04 Sold (Public Records) $1,549,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,194 · -7.7% YoY. Source: county tax records.