22 Kirkland St · Ward, AR 72176

$100,000

3 bd · 1.5 ba · 1,185 sqft · SingleFamily public records · 18 Days on market

Built 1980 0.25 ac lot Est $178k · 44% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +7.7/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investors special! Great for investment property or first time home-Buyer! HVAC System, New Roof and Water Heater has been updated approximately 5 years ago. All brick home w/ 3 bedrooms & 1 1/2 Baths, nice size backyard & corner lot! Property needs some improvements. .. some drywall, interior paint, flooring & others! Sold "AS-IS condition"! Hurry, won't last long! Schedule for private showing today!

Key facts

• Water heater
• Nice size backyard
• Brick home

Tags

• HVAC SYSTEM
• NEW ROOF
• WATER HEATER
• BRICK HOME
• NICE SIZE BACKYARD
• CORNER LOT

Property features AI

Finance

• Other: Approximate lot dimensions 105 x 112; Approximate acreage 0.25; Square footage source: Seller disclosure / courthouse; Subdivision: Kirkland; County: Lonoke; City: Ward; Termite service: AR Ext
• Financial info: Cash or seller-specific financing available
• HOA & community: Annual garbage association fee

Exterior

• Parking: Carport for 1 vehicle
• Utilities: Public sewer; Public water; Electric service via cooperative; Insulated windows and doors; Satellite internet available
• Home design: Single-family residence (R1 zoning); Inside city limits
• Construction: Crawl space foundation
• Exterior features: Brick exterior; Architectural shingle roof; Paved road access; Level, cleared corner lot in a subdivision

Interior

• Kitchen: Free-standing stove; Electric range
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Walk-in closet(s); Ceiling fans; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 13 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 $6k of equity ($691 loan paydown + $5k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.44% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.08%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $177,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Kirkland St	0.00mi	3/1.5	1,185 (0%)	0mo	$84,000	$71	100
22 Willard St	0.05mi	3/2.0	1,227 (+4%)	3mo	$165,000	$134	87
90 Wilson Loop	0.10mi	3/2.0	1,277 (+8%)	0mo	$197,000	$154	80
208 Moore St	0.52mi	3/1.0	1,256 (+6%)	2mo	$130,000	$104	63
17 Shamsie Dr	0.57mi	3/2.0	1,257 (+6%)	3mo	$188,500	$150	59
411 Markham St	0.57mi	3/2.0	1,240 (+5%)	6mo	$200,000	$161	59
31 Chantileer Ln	0.34mi	3/2.0	1,351 (+14%)	2mo	$205,000	$152	57
21 Chantileer	0.39mi	3/2.0	1,351 (+14%)	0mo	$197,000	$146	56
28 Castleton Dr	0.35mi	4/2.0 (+1)	1,338 (+13%)	0mo	$207,000	$155	55
561 Brewer St	0.48mi	3/2.0	1,044 (-12%)	3mo	$115,000	$110	53
19 Chantileer Ln	0.41mi	3/2.0	1,358 (+15%)	4mo	$199,500	$147	51
57 Willow Lake Rd	0.71mi	3/2.0	1,319 (+11%)	3mo	$205,000	$155	43

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: 32.7%
• Equity multiple: 3.07×
• Total profit: $57,874
• Equity at exit: $58,835

10-year hold

• IRR: 30.9%
• Equity multiple: 6.20×
• Total profit: $145,660
• Equity at exit: $103,379

Cash invested: $28,000 (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 72176

• Home prices YoY: 2.6%
• Active inventory: 147
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $515

Break-even live

Break-even rent $791

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $572	-5% $543	+0% $515	+5% $487	+10% $459
Rent	-10% $401	-5% $458	+0% $515	+5% $572	+10% $629
Rate	-1.0pp $565	-0.5pp $541	base $515	+0.5pp $489	+1.0pp $463

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.18mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	24d	1	0.40mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	45d	1	0.46mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	44d	1	0.48mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	19d	1	0.49mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	24d	1	0.52mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	24d	1	0.55mi
201 4th St Unit 223 Ward, AR	2.0	1.0	815	$700	$0.86	14d	1	0.56mi
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	19d	1	0.61mi
307 Washington St Ward, AR	2.0	1.0	870	$775	$0.89	24d	1	0.63mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	19d	1	0.77mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	24d	1	0.84mi
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	24d	1	0.89mi

Listing history 18 events

1. 2026-06-15
   statusdays on market $100,000 Under Contract 18 DOM
2. 2026-06-14
   days on market $100,000 Take Backups 17 DOM
3. 2026-06-10
   days on market $100,000 Take Backups 14 DOM
4. 2026-06-09
   days on market $100,000 Take Backups 13 DOM
5. 2026-06-09
   status $100,000 Take Backups 12 DOM
6. 2026-06-08
   days on market $100,000 Price Change 12 DOM
7. 2026-06-07
   remarks 412-char remark
8. 2026-06-07
   days on market $100,000 Price Change 11 DOM
9. 2026-06-05
   days on market $100,000 Price Change 8 DOM
10. 2026-06-03
    days on market $100,000 Price Change 7 DOM
11. 2026-06-03
    pricestatus $100,000 Price Change 6 DOM
12. 2026-06-02
    days on market $109,900 New Listing 6 DOM
13. 2026-06-01
    days on market $109,900 New Listing 5 DOM
14. 2026-05-31
    days on market $109,900 New Listing 4 DOM
15. 2026-05-31
    days on market $109,900 New Listing 3 DOM
16. 2026-05-28
    listed $109,900 New Listing
17. 2007-01-19
    soldstatus $51,000
18. 1983-09-13
    soldstatus $35,746

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $17,318
• − Mortgage interest: −$5,602
• − Property taxes: −$707
• − Insurance: −$500
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$2,909
• Taxable income: $4,830
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $5,022/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

+207.4% since first listed

3 events — show timeline

• 2026-05-28 Listed $109,900 CARMLS
• 2007-01-19 Sold (Public Records) $51,000 Public Records
• 1983-09-13 Sold (Public Records) $35,746 Public Records

Property tax history

+1.9%/yr

Latest (2025): $707 · +0.0% YoY. Source: county tax records.