505 S Grant St · Cabot, AR 72023

$150,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 17 Days on market

Built 1975 0.33 ac lot Est $152k · 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 +12.9/30.0
• ARV discount +8.2/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE, CUTE, CUTE! 3 Bedroom, 1 bath well maintained home in the heart of Cabot. Home offers kitchen, separate dining area, 2 living rooms, and large laundry room. Washer and dryer stay. Bathroom has walk-in shower. This house has plenty of room to grow and a HUGE backyard. SELLER IS MOTIVATED!! Bring us an offer!! See agent remarks.

Key facts

• Ample cabinetry
• Brand new flooring
• Flexible den

Tags

• FLEXIBLE DEN
• TILE BACKSPLASH
• AMPLE CABINETRY
• BRAND NEW FLOORING
• OVERSIZED GARAGE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, or Cash

Exterior

• Parking: Detached garage with auto door opener for one car
• Utilities: Public sewer; Public water; Municipal electric service (Entergy); Natural gas
• Home design: Single-family property; Located inside city limits; Level lot in a subdivision
• Construction: Masonite exterior; Composition roof; Crawl space foundation; Built on approximately 0.33 acre lot
• Exterior features: Fully fenced yard; Guttering; Chain link fencing; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range
• Bedrooms: Includes a bonus room and den/family room (additional living spaces)
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central electric cooling
• Interior features: Washer hookup and electric dryer connection; Ceiling fans; Walk-in shower; Formica kitchen countertops; Sheetrock ceilings
• Laundry & utility: Laundry area (washer and dryer connections)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-10 ($-116/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.3% below list).
• Recommended offer: $130k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 19 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 $1k of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $97k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

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 $129,992 (13.3% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $152,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 N Jackson St	0.19mi	3/2.0	1,324 (+6%)	9mo	$195,900	$148	70
204 N 5th	0.48mi	3/1.0	1,276 (+2%)	7mo	$85,000	$67	68
410 W Locust St	0.38mi	4/2.0 (+1)	1,326 (+6%)	1mo	$179,900	$136	62
30 Meadowlark Dr	0.63mi	3/2.0	1,257 (+1%)	4mo	$95,000	$76	62
117 N Monroe St	0.45mi	3/2.0	1,156 (-7%)	5mo	$127,100	$110	59
18 Bellamy	0.56mi	3/1.5	1,362 (+9%)	2mo	$76,000	$56	55
110 N Monroe St	0.47mi	4/2.0 (+1)	1,138 (-9%)	1mo	$184,000	$162	53
110 Maddison Rachael	0.44mi	3/2.0	1,402 (+12%)	3mo	$190,505	$136	52
511 S Grant St	0.61mi	3/1.0	1,144 (-8%)	8mo	$127,000	$111	52
97 S Pine St	0.56mi	3/1.0	1,107 (-11%)	6mo	$154,900	$140	50
14 Meadowlark Dr	0.75mi	3/2.0	1,372 (+10%)	0mo	$167,500	$122	44
10 Bellamy St	0.62mi	3/2.0	1,395 (+12%)	9mo	$165,000	$118	40

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-24,654
• Equity at exit: $22,365

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-21,157
• Equity at exit: $12,969

Cash invested: $42,000 (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: 334
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-10

Break-even live

Break-even rent $1,312

Max offer price $148,599

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $42	+0% $-10	+5% $-62	+10% $-113
Rent	-10% $-112	-5% $-61	+0% $-10	+5% $42	+10% $93
Rate	-1.0pp $66	-0.5pp $28	base $-10	+0.5pp $-49	+1.0pp $-88

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N Jackson St Cabot, AR	3.0	2.0	1009	$1,395	$1.38	21d	1	0.16mi
106 S Grant St Cabot, AR	2.0	1.0	958	$1,050	$1.10	24d	1	0.37mi
118 N Park St Unit A Cabot, AR	2.0	1.0	750	$950	$1.27	24d	1	0.50mi
311 S Lincoln St Cabot, AR	2.0	1.0	780	$1,000	$1.28	14d	1	0.51mi
17 Pleasant St Cabot, AR	3.0	2.0	1306	$1,250	$0.96	24d	1	0.57mi
107 N Park St Unit A Cabot, AR	2.0	1.0	784	$800	$1.02	14d	1	0.58mi
303 Ray St Cabot, AR	3.0	2.0	1328	$1,345	$1.01	14d	1	0.72mi
807 W Elm St Unit 1D Cabot, AR	2.0	1.5	957	$750	$0.78	24d	1	0.72mi
303 S 10th St Apt 2 Cabot, AR	2.0	1.5	1054	$900	$0.85	19d	1	0.85mi
63 Robinson St Cabot, AR	3.0	1.5	1008	$1,350	$1.34	24d	1	0.86mi
1099 W Elm St Unit B Cabot, AR	2.0	1.5	864	$875	$1.01	24d	1	0.90mi
1012 W Myrtle St Unit A Cabot, AR	2.0	1.5	900	$875	$0.97	24d	1	0.91mi
405 Waymack Dr Cabot, AR	3.0	2.0	1300	$1,450	$1.12	14d	1	1.06mi
415 Waymack Dr Cabot, AR	2.0	1.0	913	$995	$1.09	24d	1	1.12mi
506 Waymack Cv Cabot, AR	3.0	2.0	1165	$1,450	$1.24	24d	1	1.13mi
28 Park Cir Cabot, AR	3.0	2.0	1312	$1,325	$1.01	24d	1	1.28mi
13 Pheasant Run Dr Cabot, AR	3.0	1.5	1162	$1,245	$1.07	24d	1	1.33mi
47 Pheasant Run Dr Cabot, AR	3.0	1.0	1211	$1,100	$0.91	14d	1	1.39mi
35 Pheasant Run Dr Cabot, AR	3.0	1.0	1185	$1,250	$1.05	24d	1	1.46mi

Listing history 8 events

1. 2026-05-11
   listed $150,000 New Listing
2. 2026-01-29
   historical
3. 2025-12-12
   listed $145,000 New Listing
4. 2023-12-13
   soldstatus $97,000
5. 2017-09-01
   soldstatus $56,000
6. 2017-08-30
   soldstatus $56,000 Sold 334-char remark

   Show marketing remark (334 chars)

   CUTE, CUTE, CUTE! 3 Bedroom, 1 bath well maintained home in the heart of Cabot. Home offers kitchen, separate dining area, 2 living rooms, and large laundry room. Washer and dryer stay. Bathroom has walk-in shower. This house has plenty of room to grow and a HUGE backyard. SELLER IS MOTIVATED!! Bring us an offer!! See agent remarks.

7. 2017-08-04
   status Under Contract 334-char remark

   Show marketing remark (334 chars)

   CUTE, CUTE, CUTE! 3 Bedroom, 1 bath well maintained home in the heart of Cabot. Home offers kitchen, separate dining area, 2 living rooms, and large laundry room. Washer and dryer stay. Bathroom has walk-in shower. This house has plenty of room to grow and a HUGE backyard. SELLER IS MOTIVATED!! Bring us an offer!! See agent remarks.

8. 2017-05-24
   listed $62,900 New Listing 334-char remark

   Show marketing remark (334 chars)

   CUTE, CUTE, CUTE! 3 Bedroom, 1 bath well maintained home in the heart of Cabot. Home offers kitchen, separate dining area, 2 living rooms, and large laundry room. Washer and dryer stay. Bathroom has walk-in shower. This house has plenty of room to grow and a HUGE backyard. SELLER IS MOTIVATED!! Bring us an offer!! See agent remarks.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,599
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,364
• Taxable loss: −$2,663
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $523/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

+138.5% since first listed

8 events — show timeline

• 2026-05-11 Listed $150,000 CARMLS
• 2026-01-29 Listing Removed — CARMLS
• 2025-12-12 Listed $145,000 CARMLS
• 2023-12-13 Sold (Public Records) $97,000 Public Records
• 2017-09-01 Sold (Public Records) $56,000 Public Records
• 2017-08-30 Sold (MLS) $56,000 CARMLS
• 2017-08-04 Pending — CARMLS
• 2017-05-24 Listed $62,900 CARMLS

Property tax history

-15.9%/yr

Latest (2025): $45 · +0.0% YoY. Source: county tax records.