Vertex (Cool Springs) Plan · Bryant, AR 72022

$69,995

3 bd · 2.0 ba · 1,001 sqft · Manufactured · 323 Days on market

$465/mo HOA · 25% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cool Springs Pointe is centrally located just twenty minutes from the Arkansas state capitol of Little Rock, on I-30 in Bryant, one of the fastest growing cities in the state. The lovely community has paved streets with curbs and gutters, all underground utilities, lakes, and nearby various recreational areas. Located near major employers and highways, Bryant Public Schools have been named in the top 10% in the state and the community is also located near city and community parks. Community Amenities Ball field, Basketball Court, Clubhouse, Playground, and Walking/Nature Trails Schools Bryant Public Schools For current prices of homes in Cool Springs Pointe call our sales office today!

Key facts

• Near major employers
• Top 10% schools
• Centrally located

Tags

• CENTRALLY LOCATED
• PAVED STREETS
• UNDERGROUND UTILITIES
• NEARBY RECREATIONAL AREAS
• NEAR MAJOR EMPLOYERS
• TOP 10% SCHOOLS

Property features AI

Finance

• Other: Listing status: Active; List price: $69,995; Address: Bryant, AR 72022
• HOA & community: Association fee: $465

Exterior

• Home design: Single-family plan: Vertex (Cool Springs)
• Construction: New construction (plan)
• Exterior features: Living area approximately 1,001

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Open living area

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.9% in Bryant — 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 74/100 on livability (#16 in AR, #4,487 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $61,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 2.62% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.06×
• Total profit: $20,833
• Equity at exit: $10,436

10-year hold

• IRR: 33.5%
• Equity multiple: 4.08×
• Total profit: $60,440
• Equity at exit: $6,052

Cash invested: $19,599 (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 72022

• Home prices YoY: -16.5%
• Active inventory: 97
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$465
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $500

Break-even live

Break-even rent $1,201

Max offer price $69,995

Occupancy floor 68%

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3420 Garden Club Dr Bryant, AR	3.0	2.0	1497	$1,950	$1.30	14d	1	0.26mi
1810 Melba Cir Unit 2 Bryant, AR	3.0	2.0	1200	$1,395	$1.16	14d	1	1.24mi

HOA detail

• Monthly dues: $465 · $5,580/yr

Listing history 16 events

1. 2026-06-18
   days on market $69,995 Active 323 DOM
2. 2026-06-17
   days on market $69,995 Active 322 DOM
3. 2026-06-16
   days on market $69,995 Active 321 DOM
4. 2026-06-15
   days on market $69,995 Active 320 DOM
5. 2026-06-14
   days on market $69,995 Active 318 DOM
6. 2026-06-13
   days on market $69,995 Active 317 DOM
7. 2026-06-10
   days on market $69,995 Active 315 DOM
8. 2026-06-09
   days on market $69,995 Active 314 DOM
9. 2026-06-08
   days on market $69,995 Active 313 DOM
10. 2026-06-07
    days on market $69,995 Active 312 DOM
11. 2026-06-05
    days on market $69,995 Active 309 DOM
12. 2026-06-03
    days on market $69,995 Active 308 DOM
13. 2026-06-02
    days on market $69,995 Active 307 DOM
14. 2026-06-01
    days on market $69,995 Active 306 DOM
15. 2026-05-31
    days on market $69,995 Active 305 DOM
16. 2026-05-31
    days on market $69,995 Active 304 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,010
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$5,580
• − Depreciation: −$2,036
• Taxable income: $5,551
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,671/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 — Bryant

• Score: 74/100
• State rank: #16
• US rank: #4487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bryant, AR
• City population: 18,350
• Population (ZIP): 18,350

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4% Korean 1% Other Indo-European 1%

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: ▼ -42.32%
• Current HPI: 213.5119
• 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