30 Willard St · Ward, AR 72176

$179,000

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 109 Days on market

Built 2002 Est $184k · at est.

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +8.8/15.0
• Appreciation +7.7/10.0
• DSCR +4.9/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to a cozy three-bedroom, two-bathroom house with a two-car garage. Inside, you'll find an open living space, a modern kitchen and a master bedroom with an ensuite bathroom. Outside, enjoy the backyard and ample parking in the garage and driveway. Perfect for comfortable living and entertaining!

Key facts

• Eat in dining area
• Open living space
• Walk in closet

Tags

• OPEN LIVING SPACE
• MODERN KITCHEN
• EAT IN DINING AREA
• ENSUITE BATHROOM
• WALK IN CLOSET
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, and Rural Development loans

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric (Co-op); Natural gas
• Home design: Brick and frame combination exterior; Metal/vinyl siding; Single-story (entry level not specified)
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator (stays); Ice maker connection
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Sheetrock walls/ceilings
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.2% below list).
• Recommended offer: $143k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.9% in Ward — 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 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.
• Market conditions: 147 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $11k of equity ($1k loan paydown + $10k appreciation (5.3% local appreciation)).
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $31k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $142,926 (20.2% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $184,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Willard St	0.06mi	3/2.0	1,227 (-0%)	3mo	$165,000	$134	95
22 Kirkland St	0.10mi	3/1.5	1,185 (-4%)	0mo	$84,000	$71	87
90 Wilson Loop	0.19mi	3/2.0	1,277 (+4%)	0mo	$197,000	$154	84
31 Chantileer Ln	0.25mi	3/2.0	1,351 (+10%)	2mo	$205,000	$152	70
21 Chantileer	0.30mi	3/2.0	1,351 (+10%)	0mo	$197,000	$146	69
105 Wilson Loop Rd	0.25mi	3/2.0	1,377 (+12%)	1mo	$215,000	$156	68
17 Shamsie Dr	0.56mi	3/2.0	1,257 (+2%)	3mo	$188,500	$150	68
28 Castleton Dr	0.28mi	4/2.0 (+1)	1,338 (+9%)	0mo	$207,000	$155	66
208 Moore St	0.57mi	3/1.0	1,256 (+2%)	2mo	$130,000	$104	64
49 Castleton Dr	0.15mi	4/2.0 (+1)	1,404 (+14%)	4mo	$207,000	$147	61
57 Willow Lake Rd	0.61mi	3/2.0	1,319 (+7%)	3mo	$205,000	$155	56
561 Brewer St	0.57mi	3/2.0	1,044 (-15%)	3mo	$115,000	$110	46

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: 15.4%
• Equity multiple: 2.00×
• Total profit: $50,121
• Equity at exit: $105,314

10-year hold

• IRR: 15.7%
• Equity multiple: 3.90×
• Total profit: $145,139
• Equity at exit: $185,048

Cash invested: $50,120 (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: 147
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$939
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $83

Break-even live

Break-even rent $1,324

Max offer price $179,000

Occupancy floor 89%

Sensitivity live

Price	-10% $185	-5% $134	+0% $83	+5% $33	+10% $-232
Rent	-10% $-29	-5% $27	+0% $83	+5% $140	+10% $196
Rate	-1.0pp $174	-0.5pp $129	base $83	+0.5pp $37	+1.0pp $-10

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	24d	1	0.29mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	24d	1	0.42mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	44d	1	0.42mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	20d	1	0.44mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	24d	1	0.46mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	24d	1	0.46mi
201 4th St Unit 223 Ward, AR	2.0	1.0	815	$700	$0.86	15d	1	0.56mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	45d	1	0.57mi
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	20d	1	0.61mi
307 Washington St Ward, AR	2.0	1.0	870	$775	$0.89	24d	1	0.65mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	24d	1	0.80mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	20d	1	0.87mi
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	24d	1	0.89mi
65 Birchwood Dr Ward, AR	3.0	2.0	1302	$1,650	$1.27	22d	1	1.46mi

Listing history 14 events

1. 2026-05-22
   status Under Contract
2. 2026-03-25
   price $179,000
3. 2026-02-24
   price $194,900
4. 2026-02-18
   price $204,000
5. 2026-02-02
   listed $210,000 New Listing
6. 2024-05-09
   soldstatus $178,000
7. 2024-04-30
   soldstatus $178,000 Sold 303-char remark

   Show marketing remark (303 chars)

   Welcome to a cozy three-bedroom, two-bathroom house with a two-car garage. Inside, you'll find an open living space, a modern kitchen and a master bedroom with an ensuite bathroom. Outside, enjoy the backyard and ample parking in the garage and driveway. Perfect for comfortable living and entertaining!

8. 2024-04-06
   status Under Contract 303-char remark

   Show marketing remark (303 chars)

   Welcome to a cozy three-bedroom, two-bathroom house with a two-car garage. Inside, you'll find an open living space, a modern kitchen and a master bedroom with an ensuite bathroom. Outside, enjoy the backyard and ample parking in the garage and driveway. Perfect for comfortable living and entertaining!

9. 2024-03-08
   listed $178,000 New Listing 303-char remark

   Show marketing remark (303 chars)

   Welcome to a cozy three-bedroom, two-bathroom house with a two-car garage. Inside, you'll find an open living space, a modern kitchen and a master bedroom with an ensuite bathroom. Outside, enjoy the backyard and ample parking in the garage and driveway. Perfect for comfortable living and entertaining!

10. 2020-01-03
    soldstatus $103,000
11. 2019-12-27
    soldstatus $103,000 Sold 384-char remark

    Show marketing remark (384 chars)

    Great starter home in Cabot School District! All laminate and tile flooring. Neutral paint throughout. Split bedroom plan includes master with full bath and 2 guest bedrooms with a shared full bath. Kitchen features an electric stove and white painted cabinets. Refrigerator conveys. Nice level lot that backs up to green space. Qualifies for $0 down with Rural Development Financing!

12. 2019-10-30
    historical Take Backups 384-char remark

    Show marketing remark (384 chars)

    Great starter home in Cabot School District! All laminate and tile flooring. Neutral paint throughout. Split bedroom plan includes master with full bath and 2 guest bedrooms with a shared full bath. Kitchen features an electric stove and white painted cabinets. Refrigerator conveys. Nice level lot that backs up to green space. Qualifies for $0 down with Rural Development Financing!

13. 2019-10-03
    listed $105,000 New Listing 384-char remark

    Show marketing remark (384 chars)

    Great starter home in Cabot School District! All laminate and tile flooring. Neutral paint throughout. Split bedroom plan includes master with full bath and 2 guest bedrooms with a shared full bath. Kitchen features an electric stove and white painted cabinets. Refrigerator conveys. Nice level lot that backs up to green space. Qualifies for $0 down with Rural Development Financing!

14. 2003-02-06
    soldstatus $94,000

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$757/yr (+$63/mo · 194.9%)

ⓘ 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: $17,151
• − Mortgage interest: −$10,027
• − Property taxes: −$388
• − Insurance: −$895
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$5,207
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $1,508/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

+90.4% since first listed

14 events — show timeline

• 2026-05-22 Pending — CARMLS
• 2026-03-25 Price Changed $179,000 CARMLS
• 2026-02-24 Price Changed $194,900 CARMLS
• 2026-02-18 Price Changed $204,000 CARMLS
• 2026-02-02 Listed $210,000 CARMLS
• 2024-05-09 Sold (Public Records) $178,000 Public Records
• 2024-04-30 Sold (MLS) $178,000 CARMLS
• 2024-04-06 Pending — CARMLS
• 2024-03-08 Listed $178,000 CARMLS
• 2020-01-03 Sold (Public Records) $103,000 Public Records
• 2019-12-27 Sold (MLS) $103,000 CARMLS
• 2019-10-30 Contingent — CARMLS
• 2019-10-03 Listed $105,000 CARMLS
• 2003-02-06 Sold (Public Records) $94,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $388 · -20.5% YoY. Source: county tax records.