28 Castleton Dr · Ward, AR 72176

$205,000

4 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 31 Days on market

Built 2012 8,712 sqft lot Est $205k · 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 +13.2/30.0
• Appreciation +7.7/10.0
• ARV discount +7.4/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated & move-in ready home in Cabot School District! Qualifies for RD financing! FOUR bedrooms, spacious living room, kitchen features stone backsplash, under cabinet lighting, pantry, plenty of counter space! Master bedroom features spacious walk-in closet, double sinks in bathroom and plenty of storage! Gorgeous tile flooring in living room, lots of curb appeal, extra side driveway, large corner lot and a fully fenced-in yard! Call us for your private showing! Agents please see remarks.

Key facts

• Split floor plan
• Primary suite
• Tile flooring

Tags

• MOVE IN READY
• SPACIOUS LIVING ROOM
• TILE FLOORING
• SPLIT FLOOR PLAN
• PRIMARY SUITE
• DOUBLE SINK VANITY

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Cash, Rural Development

Exterior

• Parking: Garage with side entry; Parking pads; Auto door opener; 2 parking spaces
• Security: Smoke detectors
• Utilities: Public sewer; Public water; Electric cooperative service; All utilities underground; Insulated windows; Insulated doors
• Home design: Brick and metal/vinyl siding exterior; Architectural shingle roof; Slab foundation
• Construction: Brick construction; Metal/vinyl siding
• Exterior features: Front porch; Fully fenced yard; Wood fence; Guttering; Level, cleared lot with extra landscaping; Corner lot; Inside city limits; Located in a subdivision; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Disposal; Pantry; Ice maker connection
• Bedrooms: Walk-in closet(s) available
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Electric water heater; Smoke detectors; Walk-in closets; Ceiling fans; Breakfast bar; Formica kitchen counters
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-4 ($-51/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (24.9% below list).
• Recommended offer: $154k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Ward — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Cabot High School (math 29% / reading 45%, grade F, #64 of 292 statewide, top 26%, 2,198 students, 36% FRL).
• Market conditions: 147 active listings in the ZIP; 12 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 $12k of equity ($1k loan paydown + $11k 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 $57k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $145k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $153,894 (24.9% 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 31 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $204,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Castleton Dr	0.00mi	4/2.0	1,338 (+1%)	0mo	$207,000	$155	98
21 Chantileer	0.15mi	3/2.0 (-1)	1,351 (+2%)	0mo	$197,000	$146	85
31 Chantileer Ln	0.12mi	3/2.0 (-1)	1,351 (+2%)	2mo	$205,000	$152	85
90 Wilson Loop	0.42mi	3/2.0 (-1)	1,277 (-4%)	0mo	$197,000	$154	69
105 Wilson Loop Rd	0.48mi	3/2.0 (-1)	1,377 (+4%)	1mo	$215,000	$156	66
35 Wilson Loop	0.50mi	4/2.0	1,426 (+7%)	2mo	$223,000	$156	62
22 Kirkland St	0.35mi	3/1.5 (-1)	1,185 (-11%)	0mo	$84,000	$71	59
24 Whitetail	0.61mi	4/2.0	1,473 (+11%)	3mo	$225,000	$153	51
23 Moonridge Dr	0.70mi	3/2.0 (-1)	1,242 (-6%)	1mo	$180,000	$145	50
16 Whitetail Dr	0.66mi	3/2.0 (-1)	1,430 (+8%)	2mo	$230,000	$161	50
16 Doe Run Dr	0.73mi	4/2.0	1,468 (+10%)	2mo	$244,999	$167	47
30 Doe Run Dr	0.72mi	3/2.5 (-1)	1,505 (+13%)	2mo	$193,000	$128	35

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: 13.7%
• Equity multiple: 1.89×
• Total profit: $51,057
• Equity at exit: $120,611

10-year hold

• IRR: 14.3%
• Equity multiple: 3.66×
• Total profit: $152,562
• Equity at exit: $211,926

Cash invested: $57,400 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-4

Break-even live

Break-even rent $1,544

Max offer price $204,255

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $54	+0% $-4	+5% $-62	+10% $-120
Rent	-10% $-126	-5% $-65	+0% $-4	+5% $57	+10% $117
Rate	-1.0pp $99	-0.5pp $48	base $-4	+0.5pp $-57	+1.0pp $-111

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	20d	1	0.14mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	24d	1	0.16mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	24d	1	0.27mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	24d	1	0.50mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	24d	1	0.53mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	24d	1	0.63mi
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	24d	1	0.63mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	44d	1	0.66mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	45d	1	0.78mi
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	20d	1	0.90mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	20d	1	1.11mi
65 Birchwood Dr Ward, AR	3.0	2.0	1302	$1,650	$1.27	22d	1	1.17mi

Listing history 17 events

1. 2026-06-14
   statusdays on market $205,000 Under Contract 31 DOM
2. 2026-06-10
   days on market $205,000 Take Backups 30 DOM
3. 2026-06-09
   days on market $205,000 Take Backups 29 DOM
4. 2026-06-08
   days on market $205,000 Take Backups 28 DOM
5. 2026-06-07
   days on market $205,000 Take Backups 27 DOM
6. 2026-06-05
   days on market $205,000 Take Backups 24 DOM
7. 2026-06-03
   days on market $205,000 Take Backups 23 DOM
8. 2026-06-02
   days on market $205,000 Take Backups 22 DOM
9. 2026-06-01
   days on market $205,000 Take Backups 21 DOM
10. 2026-05-31
    days on market $205,000 Take Backups 20 DOM
11. 2026-05-31
    days on market $205,000 Take Backups 19 DOM
12. 2026-05-22
    historical Take Backups
13. 2026-05-11
    listed $205,000 New Listing
14. 2020-12-21
    soldstatus $144,900
15. 2020-12-17
    soldstatus $144,900 Sold 501-char remark

    Show marketing remark (501 chars)

    Updated & move-in ready home in Cabot School District! Qualifies for RD financing! FOUR bedrooms, spacious living room, kitchen features stone backsplash, under cabinet lighting, pantry, plenty of counter space! Master bedroom features spacious walk-in closet, double sinks in bathroom and plenty of storage! Gorgeous tile flooring in living room, lots of curb appeal, extra side driveway, large corner lot and a fully fenced-in yard! Call us for your private showing! Agents please see remarks.

16. 2020-11-09
    historical Take Backups 501-char remark

    Show marketing remark (501 chars)

    Updated & move-in ready home in Cabot School District! Qualifies for RD financing! FOUR bedrooms, spacious living room, kitchen features stone backsplash, under cabinet lighting, pantry, plenty of counter space! Master bedroom features spacious walk-in closet, double sinks in bathroom and plenty of storage! Gorgeous tile flooring in living room, lots of curb appeal, extra side driveway, large corner lot and a fully fenced-in yard! Call us for your private showing! Agents please see remarks.

17. 2020-11-07
    listed $144,900 New Listing 501-char remark

    Show marketing remark (501 chars)

    Updated & move-in ready home in Cabot School District! Qualifies for RD financing! FOUR bedrooms, spacious living room, kitchen features stone backsplash, under cabinet lighting, pantry, plenty of counter space! Master bedroom features spacious walk-in closet, double sinks in bathroom and plenty of storage! Gorgeous tile flooring in living room, lots of curb appeal, extra side driveway, large corner lot and a fully fenced-in yard! Call us for your private showing! Agents please see remarks.

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$598/yr (+$50/mo · 83.7%)

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

Taxation est. · year 1

• Rental income: $18,467
• − Mortgage interest: −$11,483
• − Property taxes: −$714
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$5,964
• Taxable loss: −$3,674
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $831/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

+41.5% since first listed

6 events — show timeline

• 2026-05-22 Contingent — CARMLS
• 2026-05-11 Listed $205,000 CARMLS
• 2020-12-21 Sold (Public Records) $144,900 Public Records
• 2020-12-17 Sold (MLS) $144,900 CARMLS
• 2020-11-09 Contingent — CARMLS
• 2020-11-07 Listed $144,900 CARMLS

Property tax history

-4.1%/yr

Latest (2025): $714 · -12.3% YoY. Source: county tax records.