Rc Keswick Plan · Ward, AR 72176

$188,900

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 308 Days on market

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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 +13.4/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 307 days

Tags

• CLOSE TO LOCAL ATTRACTIONS
• NEARBY RECREATIONAL ACTIVITIES
• 30-MINUTE DRIVE TO LITTLE ROCK

Property features AI

Finance

• Other: Address listed as 11 Deerfield Dr, Ward AR 72176; Status: Active; Inventory type: Plan
• Financial info: List price $188,900

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Single-family plan home; Located in Ward, AR
• Exterior features: Living area approximately 1,051

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Rc Keswick)

🏗️ New construction. The $188,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $162,905.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $4 ($52/yr) — positive.
• To cash-flow at today's rent, offer at most $164k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (24.3% below list).
• Recommended offer: $143k (24.3% 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.
• Market conditions: 147 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $10k of equity ($1k loan paydown + $9k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,052 (24.3% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $162,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Remington Ln	0.26mi	3/2.0	1,051 (0%)	5mo	$173,900	$165	84
43 Ten Point Ln	0.29mi	3/2.0	1,051 (0%)	6mo	$172,900	$165	81
13 Ten Point Ln	0.26mi	3/2.0	1,143 (+9%)	1mo	$181,000	$158	73
22 Buckshot Dr	0.30mi	3/2.0	1,143 (+9%)	2mo	$176,950	$155	69
13 Ruger Cv	0.35mi	3/2.0	1,143 (+9%)	4mo	$175,200	$153	66
24 Green Apple Dr	0.38mi	3/2.0	1,139 (+8%)	9mo	$180,000	$158	61
23 Ariel Dr	0.71mi	3/2.0	1,083 (+3%)	7mo	$152,800	$141	56
1615 Moon	0.73mi	3/2.0	1,036 (-1%)	11mo	$117,000	$113	55
17 Chantileer Ln	0.39mi	3/2.0	1,196 (+14%)	9mo	$185,000	$155	51
25 Windwood Cv Cv	0.64mi	3/2.0	1,147 (+9%)	5mo	$169,999	$148	51
38 Weatherwood Ln	0.60mi	3/2.0	1,199 (+14%)	10mo	$177,000	$148	40
3 Sunrise Ln	0.73mi	3/2.0	1,198 (+14%)	4mo	$189,900	$159	39

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: 13.9%
• Equity multiple: 1.90×
• Total profit: $41,160
• Equity at exit: $95,845

10-year hold

• IRR: 14.5%
• Equity multiple: 3.69×
• Total profit: $122,777
• Equity at exit: $168,409

Cash invested: $45,613 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$854
• Tax est. 1.5%: −$204 /mo · $2,444/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $4

Break-even live

Break-even rent $1,425

Max offer price $162,905

Occupancy floor 95%

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: $40,726
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	23d	1	0.36mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	18d	1	0.40mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	23d	1	0.50mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	23d	1	0.69mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	23d	1	0.75mi
12 Gold Meadows Loop Ward, AR	3.0	2.0	1484	$1,300	$0.88	23d	1	0.76mi
65 Birchwood Dr Ward, AR	3.0	2.0	1302	$1,650	$1.27	21d	1	0.86mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	43d	1	0.88mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	23d	1	0.98mi
201 4th St Unit 223 Ward, AR	2.0	1.0	815	$700	$0.86	14d	1	1.15mi
404 Scott St Ward, AR	3.0	2.0	1195	$1,195	$1.00	18d	1	1.19mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	44d	1	1.25mi
307 Washington St Ward, AR	2.0	1.0	870	$775	$0.89	23d	1	1.27mi
21 Lariat Dr Austin, AR	4.0	2.0	1483	$1,650	$1.11	14d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $188,900 Active 308 DOM
2. 2026-06-17
   days on market $188,900 Active 307 DOM
3. 2026-06-16
   days on market $188,900 Active 306 DOM
4. 2026-06-15
   days on market $188,900 Active 305 DOM
5. 2026-06-14
   days on market $188,900 Active 303 DOM
6. 2026-06-10
   days on market $188,900 Active 300 DOM
7. 2026-06-09
   days on market $188,900 Active 299 DOM
8. 2026-06-08
   days on market $188,900 Active 298 DOM
9. 2026-06-07
   days on market $188,900 Active 297 DOM
10. 2026-06-05
    days on market $188,900 Active 294 DOM
11. 2026-06-03
    days on market $188,900 Active 293 DOM
12. 2026-06-02
    days on market $188,900 Active 292 DOM
13. 2026-06-01
    days on market $188,900 Active 291 DOM
14. 2026-05-31
    days on market $188,900 Active 290 DOM
15. 2026-05-31
    days on market $188,900 Active 289 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,166
• − Mortgage interest: −$9,125
• − Property taxes: −$2,444
• − Insurance: −$815
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,739
• Taxable loss: −$2,703
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $700/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