307 & 309 Washington · Ward, AR 72176

$189,900

4 bd · 2.0 ba · 1,740 sqft · Other public records · 6 Days on market

Built 1996 0.27 ac lot

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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 +13.6/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment Property-- Duplex for Sale in Cabot School District. Looking for a fantastic investment in a prime location? This duplex features 2 units with 2 bedrooms and 1 bathroom—perfect for tenants seeking comfort and convenience. Situated on a quiet street—ideal for individuals, families or professionals. Property received a new roof within the last 3-4 yrs and HVAC replaced in 2018. Located in the highly sought-after Cabot School District. Each unit has its own parking and outdoor space. These fully-occupied duplexes are an excellent opportunity for investors looking for steady rental income or homeowners interested in living in one unit while renting out the others. D

Key facts

• Hvac replaced
• Parking
• Outdoor space

Tags

• DUPLEX
• CABOT SCHOOL DISTRICT
• NEW ROOF
• HVAC REPLACED
• PARKING
• OUTDOOR SPACE

Property features AI

Finance

• Other: Property managed by Bart Gray Property Mgmt
• Financial info: Yearly lease type; Potential financing: Cash, FHA, Conventional, VA; Tenant pays all utilities; Included expenses: taxes, insurance, maintenance/lawn care, electric, water/sewer; Two income units with 2 beds/1 bath each; typical rent listed at $775 for 2-bedroom

Exterior

• Parking: Garage parking for 4+ cars; Parking pads
• Utilities: Electric service via cooperative; Public water; Public sewer
• Home design: Duplex (2 units); Inside city limits; Zoned R
• Construction: Brick and frame combination with metal/vinyl siding; Architectural shingle roof; Slab foundation; Built area approximately 1,740
• Exterior features: Porch; Level lot

Interior

• Kitchen: Free-standing stove; Dishwasher
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Laminate; Partial carpet; Tile; Vinyl
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer and dryer connections; Electric hot water heater; Smoke detectors; Ceiling fans; Sheet rock ceilings and walls
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $9 ($113/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 $148k (21.9% below list).
• Recommended offer: $148k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 10 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 $11k of equity ($1k loan paydown + $10k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $148,402 (21.9% 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. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.91×
• Total profit: $48,164
• Equity at exit: $111,727

10-year hold

• IRR: 14.5%
• Equity multiple: 3.69×
• Total profit: $143,254
• Equity at exit: $196,316

Cash invested: $53,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$996
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $9

Break-even live

Break-even rent $1,472

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $63	+0% $9	+5% $-44	+10% $-98
Rent	-10% $-108	-5% $-49	+0% $9	+5% $68	+10% $127
Rate	-1.0pp $105	-0.5pp $58	base $9	+0.5pp $-40	+1.0pp $-90

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	19d	1	0.12mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	44d	1	0.43mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	24d	1	0.56mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	24d	1	0.61mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	45d	1	0.62mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	19d	1	0.65mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	24d	1	1.02mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	19d	1	1.08mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	24d	1	1.09mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	24d	1	1.44mi

Listing history 6 events

1. 2026-06-08
   status $189,900 Under Contract 6 DOM
2. 2026-06-07
   days on market $189,900 New Listing 6 DOM
3. 2026-06-05
   days on market $189,900 New Listing 3 DOM
4. 2026-06-03
   days on market $189,900 New Listing 2 DOM
5. 2026-06-02
   remarks 687-char remark
6. 2026-06-02
   listed $189,900 New Listing 1 DOM

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$159/yr (+$13/mo · 15.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,808
• − Mortgage interest: −$10,637
• − Property taxes: −$1,056
• − Insurance: −$950
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$5,524
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $883/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

-62.8% since first listed

13 events — show timeline

• 2026-06-01 Listed $189,900 CARMLS
• 2026-05-07 Listed for Rent $775 APPFOLIO
• 2025-10-02 Listing Removed — CARMLS
• 2025-08-11 Listed $192,500 CARMLS
• 2025-07-16 Listing Removed — CARMLS
• 2025-07-16 Listing Removed — CARMLS
• 2025-06-11 Price Changed $559,900 CARMLS
• 2025-06-11 Listed $192,500 CARMLS
• 2025-03-17 Listed $649,900 CARMLS
• 2024-01-22 Pending — CARMLS
• 2024-01-19 Sold (MLS) $495,000 CARMLS
• 2023-12-11 Contingent — CARMLS
• 2023-12-01 Listed $510,000 CARMLS

Property tax history

+0.4%/yr

Latest (2025): $1,056 · +0.0% YoY. Source: county tax records.