27 Highplains Dr · Cabot, AR 72023

$215,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 43 Days on market

Built 2013 Est $228k · 6% under $10/mo HOA · 1% of rent

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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 +18.4/30.0
• ARV discount +10.1/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• 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

$750 Home warranty offered by Seller! Welcome to 27 High Plains in Cabot, a charming and well-maintained home with fresh new paint throughout and stylish updates you’ll love. The kitchen features a beautiful backsplash, stainless steel appliances, and a generous pantry, perfect for storage and everyday convenience. The spacious primary suite offers a large closet and double vanities, providing both comfort and functionality. Enjoy relaxing or entertaining on the lovely wood deck overlooking the backyard—ideal for gatherings or quiet evenings at home. This move-in ready home combines comfort, style, and a great location in one inviting package.

Key facts

• 2 garage spots
• Built 2013
• Listed 43 days

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, and Rural Development
• HOA & community: Annual association fee of $120 covering grounds; Community amenities include tennis courts, playground, and picnic area; mandatory fee applies

Exterior

• Parking: Garage for 2 cars with automatic door opener
• Utilities: Public sewer; Public water; Municipal electric service; Natural gas; Insulated windows; Insulated doors; Square footage reported by seller disclosure
• Home design: Brick and metal/vinyl siding exterior; Located inside city limits; Sloped lot in a subdivision
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Deck; Fully fenced yard; Wood fence; Guttering

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher; Garbage disposal; Ice maker connection
• Bedrooms: Includes great room and laundry as other rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Dryer connection (electric); Gas water heater; Whirlpool / hot tub / spa; Smoke detectors; Walk-in closet(s); Ceiling fan(s); Walk-in shower
• Laundry & utility: Laundry room with washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $196k (8.6% below list).
• Recommended offer: $196k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 185 units permitted in Lonoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 43 days — a 3% lower offer ($209k) 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,460 (8.6% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.91% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Highplains Dr	0.02mi	3/2.0	1,523 (+0%)	0mo	$215,000	$141	98
136 Corbin Cir	0.19mi	4/2.0 (+1)	1,500 (-1%)	1mo	$229,000	$153	83
24 Pecan Ln	0.08mi	3/2.0	1,604 (+6%)	6mo	$213,200	$133	82
21 Gold Bear Ln	0.31mi	3/2.0	1,596 (+5%)	10mo	$268,000	$168	69
12 Sagebrush Ln	0.12mi	4/2.0 (+1)	1,676 (+10%)	5mo	$245,000	$146	68
20 Pecan Ln	0.10mi	4/2.0 (+1)	1,659 (+9%)	10mo	$247,750	$149	67
19 Twin Lks	0.13mi	4/2.0 (+1)	1,398 (-8%)	11mo	$209,900	$150	66
12 Elk Horn Ln	0.29mi	3/2.0	1,704 (+12%)	3mo	$239,900	$141	64
135 Corbin Cir	0.22mi	4/2.0 (+1)	1,717 (+13%)	5mo	$285,000	$166	59
17 Elizabeth Ln	0.44mi	3/2.0	1,693 (+11%)	3mo	$280,000	$165	58
117 Ridgecrest Sq	0.64mi	3/2.0	1,676 (+10%)	2mo	$240,000	$143	51
17 Tyler Cv	0.52mi	4/2.0 (+1)	1,737 (+14%)	11mo	$264,900	$153	38

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-21,705
• Equity at exit: $32,057

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,070
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$90
• HOA: −$10
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $201

Break-even live

Break-even rent $1,710

Max offer price $215,000

Occupancy floor 85%

Sensitivity live

Price	-10% $323	-5% $262	+0% $201	+5% $140	+10% $79
Rent	-10% $46	-5% $124	+0% $201	+5% $279	+10% $356
Rate	-1.0pp $309	-0.5pp $256	base $201	+0.5pp $145	+1.0pp $89

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Lauren Cv Cabot, AR	4.0	2.0	1700	$2,100	$1.24	14d	1	0.41mi
14 Emily Cv Cabot, AR	4.0	2.0	2036	$2,100	$1.03	14d	1	0.88mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 43 DOM
2. 2026-06-17
   days on market $215,000 Active 42 DOM
3. 2026-06-16
   days on market $215,000 Active 41 DOM
4. 2026-06-15
   days on market $215,000 Active 40 DOM
5. 2026-06-14
   days on market $215,000 Active 38 DOM
6. 2026-06-10
   days on market $215,000 Active 35 DOM
7. 2026-06-09
   days on market $215,000 Active 34 DOM
8. 2026-06-08
   days on market $215,000 Active 33 DOM
9. 2026-06-07
   days on market $215,000 Active 32 DOM
10. 2026-06-05
    days on market $215,000 Active 29 DOM
11. 2026-06-03
    days on market $215,000 Active 28 DOM
12. 2026-06-02
    days on market $215,000 Active 27 DOM
13. 2026-06-01
    days on market $215,000 Active 26 DOM
14. 2026-05-31
    days on market $215,000 Active 25 DOM
15. 2026-05-31
    days on market $215,000 Active 24 DOM
16. 2026-05-06
    listed $215,000 New Listing
17. 2026-05-01
    historical
18. 2026-01-14
    price $220,000
19. 2025-10-21
    price $225,750
20. 2025-10-20
    listed $225,000 New Listing
21. 2010-02-02
    soldstatus $290,000
22. 2006-08-16
    soldstatus $598,000

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 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: $23,575
• − Mortgage interest: −$12,043
• − Property taxes: −$1,486
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$120
• − Depreciation: −$6,255
• Taxable loss: −$1,175
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $2,696/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

-64.0% since first listed

7 events — show timeline

• 2026-05-06 Listed $215,000 CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-01-14 Price Changed $220,000 CARMLS
• 2025-10-21 Price Changed $225,750 CARMLS
• 2025-10-20 Listed $225,000 CARMLS
• 2010-02-02 Sold (Public Records) $290,000 Public Records
• 2006-08-16 Sold (Public Records) $598,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $1,486 · +0.0% YoY. Source: county tax records.