15513 & 15517 Ar Hwy 5 · Cabot, AR 72023

$199,000

6 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 345 Days on market

4.00 ac lot

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Property offers many options! Currently has 2 homes on it! 1 currently rented! One home is approx 1236sf & the other is approx 772sf! Great location on Busy Hwy! Can be left as rental property or could be used for Commerical Property with the great location and commerical growing area! Anyway you want to use it! Great investement! Cabot Fire Station with in walking distance! 2 of Cabot Elementary Schools just down the highway! As of now 1 house is rented for $500 per month. The other home last rented for $500 as well but isn't occupied! Don't let this one slip by!!!!

Key facts

• Cabot fire station
• Rental property
• Great location

Tags

• RENTAL PROPERTY
• COMMERCIAL PROPERTY
• GREAT LOCATION
• CABOT FIRE STATION
• CABOT ELEMENTARY SCHOOLS

Property features AI

Finance

• Financial info: Cash or in-house financing available

Exterior

• Parking: Other/see remarks parking
• Utilities: Public water; Septic
• Home design: Frame exterior; Metes & Bounds subdivision description
• Construction: Frame construction; Crawl space foundation; Composition roof
• Exterior features: 4-acre parcel; Sloped, level, wooded and cleared areas; Not in a subdivision; Inside city limits; Paved road access; No-fee area amenities

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Other interior flooring/details (see remarks); Other heating & cooling features (see remarks)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (9.8% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.6% in Cabot — 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 78/100 on livability (#6 in AR, #2,695 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Rents rising (+3.2%/yr); 334 active listings in the ZIP; solid renter incomes; 185 units permitted in Lonoke 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.
• Lonoke County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.19% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,387
• Equity at exit: $29,672

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $462
• Equity at exit: $17,206

Cash invested: $55,720 (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 72023

• Home prices YoY: -13.8%
• Rents YoY: 3.2%
• Active inventory: 334
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $198

Break-even live

Break-even rent $1,545

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $310	-5% $254	+0% $198	+5% $141	+10% $85
Rent	-10% $56	-5% $127	+0% $198	+5% $268	+10% $339
Rate	-1.0pp $298	-0.5pp $248	base $198	+0.5pp $146	+1.0pp $94

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $199,000 Active 345 DOM
2. 2026-06-17
   days on market $199,000 Active 344 DOM
3. 2026-06-16
   days on market $199,000 Active 343 DOM
4. 2026-06-15
   days on market $199,000 Active 342 DOM
5. 2026-06-14
   days on market $199,000 Active 340 DOM
6. 2026-06-10
   days on market $199,000 Active 337 DOM
7. 2026-06-09
   days on market $199,000 Active 336 DOM
8. 2026-06-08
   days on market $199,000 Active 335 DOM
9. 2026-06-07
   days on market $199,000 Active 334 DOM
10. 2026-06-05
    days on market $199,000 Active 331 DOM
11. 2026-06-03
    days on market $199,000 Active 330 DOM
12. 2026-06-02
    days on market $199,000 Active 329 DOM
13. 2026-06-01
    days on market $199,000 Active 328 DOM
14. 2026-05-31
    days on market $199,000 Active 327 DOM
15. 2026-05-31
    days on market $199,000 Active 326 DOM
16. 2025-07-08
    listed $199,000 New Listing

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$147/yr (+$12/mo · 13.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,539
• − Mortgage interest: −$11,147
• − Property taxes: −$1,127
• − Insurance: −$995
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,789
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,603/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 — Cabot

• Score: 78/100
• State rank: #6
• US rank: #2695

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lonoke County · 46,130 people
• City population: 37,452
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 37,452
• Household income: $76,931
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 939.0

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 6% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -29.12%
• Current HPI: 182.3489
• Rent YoY: ▲ 3.19%
• 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

1 event — show timeline

• 2025-07-08 Listed $199,000 CARMLS

Property tax history

+1.0%/yr

Latest (2025): $1,127 · -6.3% YoY. Source: county tax records.