6472 Amalie Dr · Bryant, AR 72002

$208,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 86 Days on market

Built 2019 3,920 sqft lot Est $220k · 6% under

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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 +11.9/30.0
• ARV discount +10.0/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rausch Coleman Foster Plan: 3 beds 2 bath with a open concept and a bar area for entertaining. Features LVP in the living space and wet area's , 9 ft ceilings in the living space and kitchen. .

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (19.9% below list).
• Recommended offer: $167k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Salem Elementary School (math 56% / reading 41%, grade D, #109 of 454 statewide, top 25%, 479 students, 46% FRL); Bethel Middle School (math 62% / reading 58%, grade B, #11 of 201 statewide, top 5%, 709 students, 43% FRL); Bryant High School (math 32% / reading 50%, grade F, #43 of 292 statewide, top 15%, 2,199 students, 47% FRL).
• Market conditions: 183 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 86 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $149k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $166,601 (19.9% 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 86 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $220,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6445 Amalie Dr	0.09mi	3/2.0	1,484 (+4%)	2mo	$223,000	$150	87
6492 Amalie Dr	0.07mi	3/2.0	1,471 (+3%)	6mo	$200,000	$136	86
6117 Gordy Dr	0.16mi	3/2.0	1,381 (-3%)	2mo	$217,500	$157	86
5520 Bundy Dr	0.18mi	3/2.0	1,381 (-3%)	6mo	$214,900	$156	81
6308 Lena Dr	0.21mi	3/2.0	1,422 (0%)	12mo	$221,000	$155	80
6300 Lena Dr	0.24mi	3/2.0	1,551 (+9%)	1mo	$239,000	$154	73
6520 Amalie Dr	0.16mi	3/2.0	1,493 (+5%)	14mo	$224,900	$151	73
9701 Zuber	0.26mi	3/2.0	1,365 (-4%)	10mo	$216,900	$159	73
6429 Amalie Dr	0.15mi	3/2.0	1,540 (+8%)	13mo	$235,000	$153	68
6554 Amalie Dr	0.17mi	3/2.0	1,625 (+14%)	3mo	$270,000	$166	66
6404 Amalie Dr Dr	0.22mi	3/2.0	1,584 (+11%)	12mo	$190,000	$120	60
6550 Amalie Dr	0.23mi	3/2.0	1,625 (+14%)	7mo	$270,000	$166	60

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-37,209
• Equity at exit: $31,013

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-36,956
• Equity at exit: $17,984

Cash invested: $58,240 (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: 183
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$1,091
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-55

Break-even live

Break-even rent $1,735

Max offer price $198,326

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $4	+0% $-55	+5% $-114	+10% $-173
Rent	-10% $-186	-5% $-121	+0% $-55	+5% $11	+10% $77
Rate	-1.0pp $50	-0.5pp $-2	base $-55	+0.5pp $-109	+1.0pp $-163

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-09-26
   status Under Contract
2. 2025-07-02
   listed $208,000 New Listing
3. 2019-05-31
   soldstatus $148,900 Sold 194-char remark

   Show marketing remark (194 chars)

   Rausch Coleman Foster Plan: 3 beds 2 bath with a open concept and a bar area for entertaining. Features LVP in the living space and wet area's , 9 ft ceilings in the living space and kitchen. .

4. 2019-04-26
   status Under Contract 194-char remark

   Show marketing remark (194 chars)

   Rausch Coleman Foster Plan: 3 beds 2 bath with a open concept and a bar area for entertaining. Features LVP in the living space and wet area's , 9 ft ceilings in the living space and kitchen. .

5. 2019-03-16
   listed $148,900 New Listing 194-char remark

   Show marketing remark (194 chars)

   Rausch Coleman Foster Plan: 3 beds 2 bath with a open concept and a bar area for entertaining. Features LVP in the living space and wet area's , 9 ft ceilings in the living space and kitchen. .

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,992
• − Mortgage interest: −$11,651
• − Property taxes: −$2,322
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$6,051
• Taxable loss: −$4,270
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $368/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): 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

+39.7% since first listed

5 events — show timeline

• 2025-09-26 Pending — CARMLS
• 2025-07-02 Listed $208,000 CARMLS
• 2019-05-31 Sold (MLS) $148,900 CARMLS
• 2019-04-26 Pending — CARMLS
• 2019-03-16 Listed $148,900 CARMLS

Property tax history

+22.7%/yr

Latest (2025): $2,322 · +0.0% YoY. Source: county tax records.