5001 Woodstream Dr · Alexander, AR 72002

$225,000

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 178 Days on market

Built 2019 7,840 sqft lot Est $248k · 9% under $8/mo HOA

---

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 +12.3/30.0
• ARV discount +11.6/15.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CORNER LOT!! Charming Home- 3 bedroom/ 2 bath/ 2 car garage home nestled in a serene neighborhood, offering spacious living areas. Well maintained property, with functionality kitchen, sliding patio doors, split floor plan, vinyl plank flooring, mud room, fenced back yard.

Key facts

• <corner lot>
• <split floor plan>
• 7,840 sq ft lot

Tags

• <CORNER LOT>
• <SERENE NEIGHBORHOOD>
• <FUNCTIONALITY KITCHEN>
• <SLIDING PATIO DOORS>
• <SPLIT FLOOR PLAN>
• <VINYL PLANK FLOORING>

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-43 ($-514/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (24.6% below list).
• Recommended offer: $170k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#194 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Bryant School District (suburban): math 49% / reading 48% proficiency, ranked #16 of 238 in AR (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 184 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 446 units permitted in Saline 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 $7k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,704 (24.6% 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 178 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $247,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5032 Woodstream Dr	0.05mi	3/2.0	1,636 (-1%)	2mo	$229,900	$141	94
1178 Meadows Edge Dr	0.25mi	3/2.0	1,636 (-1%)	2mo	$235,000	$144	85
7146 Woodsgate Cv	0.22mi	3/2.0	1,569 (-5%)	4mo	$234,900	$150	78
6089 Saddle Hl	0.06mi	3/2.0	1,508 (-9%)	6mo	$226,000	$150	78
2193 Fern Valley Dr	0.04mi	3/2.0	1,463 (-11%)	2mo	$198,000	$135	78
7017 Woodsgate Cv	0.30mi	4/2.0 (+1)	1,724 (+4%)	7mo	$238,000	$138	68
3137 Sage Grass Ln	0.28mi	3/2.0	1,428 (-14%)	8mo	$220,000	$154	57
14556 Skyline Dr	0.73mi	4/2.0 (+1)	1,631 (-1%)	3mo	$233,000	$143	56
3011 Greenfield Dr	0.75mi	3/2.0	1,550 (-6%)	1mo	$249,000	$161	54
3304 Lacross Dr	0.74mi	3/2.0	1,530 (-7%)	1mo	$249,900	$163	53
2411 Shadowcreek Dr	0.74mi	3/2.0	1,570 (-5%)	8mo	$235,900	$150	51
3113 Longmeadow Dr	0.67mi	3/2.5	1,470 (-11%)	1mo	$230,000	$156	47

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-39,266
• Equity at exit: $33,548

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-38,028
• Equity at exit: $19,454

Cash invested: $63,000 (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 72002

• Home prices YoY: -11.0%
• Active inventory: 184
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$94
• HOA: −$8
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-43

Break-even live

Break-even rent $1,751

Max offer price $217,436

Occupancy floor 98%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Kellybrook Bryant, AR	3.0	2.0	1592	$1,595	$1.00	21d	1	0.86mi
2311 Mystic Pt Bryant, AR	3.0	2.0	1516	$1,650	$1.09	23d	1	0.87mi
9112 Pleasant Valley Dr Alexander, AR	3.0	2.0	1340	$1,700	$1.27	21d	1	1.15mi
3420 Garden Club Dr Bryant, AR	3.0	2.0	1497	$1,950	$1.30	14d	1	1.41mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 13 events

1. 2024-12-12
   soldstatus $225,000
2. 2024-10-31
   status Under Contract
3. 2024-10-01
   price $225,000
4. 2024-08-30
   price $230,000
5. 2024-08-30
   price $225,000
6. 2024-07-13
   status Price Change
7. 2024-07-09
   price $240,000
8. 2024-07-09
   historical
9. 2024-06-21
   status Back on Market
10. 2024-05-25
    historical Take Backups
11. 2024-05-20
    price $230,000
12. 2024-05-03
    listed $240,000 New Listing
13. 2019-03-21
    soldstatus $162,085

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$218/yr (+$18/mo · 17.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,364
• − Mortgage interest: −$12,603
• − Property taxes: −$1,222
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$96
• − Depreciation: −$6,545
• Taxable loss: −$4,485
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $563/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: Bryant School District
• NCES district ID: 0503690
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $57,578
• Composite: 42.28/100
• National rank: #3266
• State rank: #16 of 238 in AR

Livability — Alexander

• Score: 63/100
• State rank: #194
• US rank: #15376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander, AR
• Population (ZIP): 21,386

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 20% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.89%
• Current HPI: 226.2889
• 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

+38.8% since first listed

13 events — show timeline

• 2024-12-12 Sold (Public Records) $225,000 Public Records
• 2024-10-31 Pending — CARMLS
• 2024-10-01 Price Changed $225,000 CARMLS
• 2024-08-30 Price Changed $230,000 CARMLS
• 2024-08-30 Price Changed $225,000 CARMLS
• 2024-07-13 Relisted — CARMLS
• 2024-07-09 Price Changed $240,000 CARMLS
• 2024-07-09 Listing Removed — CARMLS
• 2024-06-21 Relisted — CARMLS
• 2024-05-25 Contingent — CARMLS
• 2024-05-20 Price Changed $230,000 CARMLS
• 2024-05-03 Listed $240,000 CARMLS
• 2019-03-21 Sold (Public Records) $162,085 Public Records

Property tax history

+28.6%/yr

Latest (2025): $1,222 · -7.6% YoY. Source: county tax records.