18411 Highway 300 Hwy · Roland, AR 72135

$184,500

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 7 Days on market

Built 1915 0.32 ac lot $167/sqft · 9% below area Est $202k · 9% under

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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 +29.8/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home with charm, history, and updates already completed? This beautifully maintained 1915 cottage in Roland offers timeless character with modern comfort. Original hardwood floors, tall ceilings, oversized trim, and glass French doors create warmth and personality throughout the home. The spacious dining room and inviting living spaces feel cozy yet functional, while the updated kitchen features stainless appliances, gas range, black tile countertops, and reclaimed wood accents from historic Shorty Smalls restaurant. Recent improvements include refinished hardwood floors, interior paint, new roof (2022), crawlspace renovation and structural repairs (2024), full drainage system

Key facts

• Tall ceilings
• Oversized trim
• Glass french doors

Tags

• ORIGINAL HARDWOOD FLOORS
• TALL CEILINGS
• OVERSIZED TRIM
• GLASS FRENCH DOORS
• UPDATED KITCHEN
• STAINLESS APPLIANCES

Property features AI

Finance

• Financial info: Financing available: conventional loan, cash, or other (see remarks)
• HOA & community: No-fee area

Exterior

• Parking: Detached parking pads for 2 cars
• Utilities: Public water; Septic; Municipal electric (Entergy); Propane/butane gas; Tankless water heater
• Home design: Metal/vinyl siding; Level lot
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Deck; Porch; Fully fenced yard; Wood fence; Outside storage area; Shop

Interior

• Kitchen: Microwave; Gas range; Pantry
• Bedrooms: Den/Family Room
• Flooring: Wood; Tile; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Window treatments; Ceiling fans; Kitchen counters with ceramic tile
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Cap rate 10.7% vs local median 2.2% in Roland — 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 47/100 on livability (#512 in AR) — a working-class tenant base; expect higher turnover. Strengths: crime B+, housing B; Watch: employment D+, schools F, amenities F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 1,006 units permitted in Pulaski 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.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $72k; list at $184k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $184,500

Questions for the listing agent

1. Built in 1915 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.23% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (median comp): $201,710
• List price: $184,500
• Delta: -0.90%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16601 West Rd	0.36mi	2/1.0 (-1)	1,044 (-6%)	2mo	$219,000	$210	67
16100 West St	0.26mi	2/1.0 (-1)	1,190 (+7%)	8mo	$200,000	$168	64

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $13,000
• Equity at exit: $27,510

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $66,373
• Equity at exit: $15,952

Cash invested: $51,660 (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 72135

• Home prices YoY: -4.6%
• Active inventory: 74
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $675

Break-even live

Break-even rent $1,408

Max offer price $184,500

Occupancy floor 65%

Sensitivity live

Price	-10% $779	-5% $727	+0% $675	+5% $622	+10% $570
Rent	-10% $496	-5% $585	+0% $675	+5% $764	+10% $853
Rate	-1.0pp $767	-0.5pp $721	base $675	+0.5pp $627	+1.0pp $578

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $184,500 Active 7 DOM
2. 2026-06-18
   status $184,500 Active 6 DOM
3. 2026-06-17
   days on market $184,500 New Listing 6 DOM
4. 2026-06-16
   days on market $184,500 New Listing 5 DOM
5. 2026-06-15
   days on market $184,500 New Listing 4 DOM
6. 2026-06-14
   days on market $184,500 New Listing 2 DOM
7. 2026-06-13
   pricestatusdays on marketlisting id $184,500 New Listing 1 DOM
8. 2026-06-01
   days on market $199,900 Active 54 DOM
9. 2026-05-31
   days on market $199,900 Active 53 DOM
10. 2026-05-31
    days on market $199,900 Active 52 DOM
11. 2026-05-06
    price $199,900 873-char remark
12. 2026-04-08
    listed $210,000 New Listing 873-char remark
13. 2008-03-05
    soldstatus $72,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$368/yr (+$31/mo · 45.4%)

ⓘ 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 ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $27,139
• − Mortgage interest: −$10,335
• − Property taxes: −$812
• − Insurance: −$922
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$5,367
• Taxable income: $5,360
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $6,808/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Roland

• Score: 47/100
• State rank: #512
• US rank: #26199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roland, AR
• Population (ZIP): 3,442

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Estonian 3% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.84%
• Current HPI: 289.0993
• 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

+156.2% since first listed

5 events — show timeline

• 2026-06-10 Listed $184,500 CARMLS
• 2026-06-01 Listing Removed — CARMLS
• 2026-05-06 Price Changed $199,900 CARMLS
• 2026-04-08 Listed $210,000 CARMLS
• 2008-03-05 Sold (Public Records) $72,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $812 · +3.8% YoY. Source: county tax records.