64 St. John · Cabot, AR 72023

$185,000

4 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 48 Days on market

Built 1987 Est $218k · 15% 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).

• ARV discount +14.3/15.0
• Cash flow +11.7/30.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly remodeled 3bed 1-1/2 located in a quiet cul de sac, Front porch greats you, entry offers coat closet & laminate flooring. Living room/dinning, & kitchen are all open concept. Kitchen offers island/pantry & built in desk. Full bath is located in the hallway while the 1/2 bath is in the MSTR BR! Newer flooring/newer paint/new kit counters/new bathroom sinks, new mirrors & fixtures/new stove/new roof. Bonus room/flex room or 4th BR!! plus an in-ground storm shelter! Completely fenced yard!! Call today!

Key facts

• New sidewalks
• Updated interior
• New fixtures

Tags

• REMODELED HOME
• CUL-DE-SAC
• NEW SIDEWALKS
• CABOT SCHOOL DISTRICT
• UPDATED INTERIOR
• NEW FIXTURES

Property features AI

Finance

• Financial info: Accepts VA, FHA, conventional loans and cash

Exterior

• Parking: Parking for 4+ cars
• Security: Safe/Storm room
• Utilities: Public water; Public sewer
• Home design: Brick and frame combination exterior
• Construction: Composition roof; Slab foundation
• Exterior features: Fully fenced yard; Outside storage area; Storm cellar; Paved road access; Level lot; Located on a cul-de-sac; In a subdivision

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Disposal
• Flooring: Tile; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Tile and luxury vinyl flooring; Den/Family room; Office/Study; Bonus room; Safe/Storm room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-53 ($-640/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (16.2% below list).
• Recommended offer: $155k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 48 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $185k implies a 69% gain — meaningful room to come down on a strong offer.

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 $155,085 (16.2% 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 48 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $218,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 St. John	0.00mi	4/2.0	1,528 (+1%)	0mo	$185,000	$121	96
408 Waymack Dr	0.17mi	3/2.0 (-1)	1,526 (+1%)	1mo	$50,000	$33	83
30 Park Cir	0.31mi	4/2.0	1,531 (+1%)	2mo	$196,500	$128	80
206 Rodney Guthrie Dr	0.13mi	3/2.0 (-1)	1,444 (-5%)	1mo	$208,500	$144	78
12 Bellaire Dr	0.11mi	4/2.0	1,637 (+8%)	2mo	$219,900	$134	78
504 Dakota Dr	0.50mi	3/2.0 (-1)	1,509 (-0%)	0mo	$225,000	$149	69
212 Rodney Guthrie Dr	0.16mi	3/2.0 (-1)	1,346 (-11%)	1mo	$176,000	$131	66
403 Dakota Dr	0.41mi	3/2.0 (-1)	1,585 (+5%)	1mo	$229,500	$145	65
26 Nevada Ln	0.40mi	3/2.0 (-1)	1,641 (+8%)	2mo	$245,000	$149	59
39 Nevada Ln	0.29mi	3/2.0 (-1)	1,320 (-13%)	3mo	$205,000	$155	56
21 Silverado Ct	0.41mi	3/2.0 (-1)	1,321 (-13%)	2mo	$190,000	$144	51
410 W Locust St	0.73mi	4/2.0	1,326 (-12%)	1mo	$179,900	$136	43

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 · 3.19% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-33,054
• Equity at exit: $27,584

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-31,837
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-53

Break-even live

Break-even rent $1,618

Max offer price $177,284

Occupancy floor 98%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Waymack Dr Cabot, AR	3.0	2.0	1300	$1,450	$1.12	14d	1	0.10mi
506 Waymack Cv Cabot, AR	3.0	2.0	1165	$1,450	$1.24	23d	1	0.14mi
28 Park Cir Cabot, AR	3.0	2.0	1312	$1,325	$1.01	23d	1	0.27mi
29 Burns Dr Cabot, AR	3.0	2.0	1185	$1,325	$1.12	23d	1	0.58mi
13 Pheasant Run Dr Cabot, AR	3.0	1.5	1162	$1,245	$1.07	23d	1	0.64mi
47 Pheasant Run Dr Cabot, AR	3.0	1.0	1211	$1,100	$0.91	14d	1	0.78mi
35 Pheasant Run Dr Cabot, AR	3.0	1.0	1185	$1,250	$1.05	23d	1	0.82mi
15 Amy St Cabot, AR	3.0	2.0	1687	$1,800	$1.07	23d	1	0.90mi
400 Northport Dr Cabot, AR	2.0–3.0	1.0–2.0	991	$1,223	$1.23	14d	16	1.04mi
17 Pleasant St Cabot, AR	3.0	2.0	1306	$1,250	$0.96	23d	1	1.23mi

Listing history 24 events

1. 2026-05-10
   status Under Contract
2. 2026-04-21
   price $185,000
3. 2026-03-23
   listed $194,900 New Listing
4. 2026-03-21
   historical
5. 2026-03-12
   price $194,900
6. 2025-12-10
   price $199,900
7. 2025-10-24
   price $210,000
8. 2025-10-16
   price $220,000
9. 2025-10-14
   price $230,000
10. 2025-10-09
    listed $244,000 New Listing
11. 2019-04-25
    soldstatus $109,500
12. 2019-04-24
    soldstatus $109,500 Sold 537-char remark

    Show marketing remark (537 chars)

    Perfectly remodeled 3bed 1-1/2 located in a quiet cul de sac, Front porch greats you, entry offers coat closet & laminate flooring. Living room/dinning, & kitchen are all open concept. Kitchen offers island/pantry & built in desk. Full bath is located in the hallway while the 1/2 bath is in the MSTR BR! Newer flooring/newer paint/new kit counters/new bathroom sinks, new mirrors & fixtures/new stove/new roof. Bonus room/flex room or 4th BR!! plus an in-ground storm shelter! Completely fenced yard!! Call today!

13. 2019-04-01
    status Under Contract 537-char remark

    Show marketing remark (537 chars)

    Perfectly remodeled 3bed 1-1/2 located in a quiet cul de sac, Front porch greats you, entry offers coat closet & laminate flooring. Living room/dinning, & kitchen are all open concept. Kitchen offers island/pantry & built in desk. Full bath is located in the hallway while the 1/2 bath is in the MSTR BR! Newer flooring/newer paint/new kit counters/new bathroom sinks, new mirrors & fixtures/new stove/new roof. Bonus room/flex room or 4th BR!! plus an in-ground storm shelter! Completely fenced yard!! Call today!

14. 2019-03-26
    listed $109,500 New Listing 537-char remark

    Show marketing remark (537 chars)

    Perfectly remodeled 3bed 1-1/2 located in a quiet cul de sac, Front porch greats you, entry offers coat closet & laminate flooring. Living room/dinning, & kitchen are all open concept. Kitchen offers island/pantry & built in desk. Full bath is located in the hallway while the 1/2 bath is in the MSTR BR! Newer flooring/newer paint/new kit counters/new bathroom sinks, new mirrors & fixtures/new stove/new roof. Bonus room/flex room or 4th BR!! plus an in-ground storm shelter! Completely fenced yard!! Call today!

15. 2017-11-20
    historical
16. 2017-10-27
    price $108,900
17. 2017-10-04
    listed $109,500 New Listing
18. 2014-04-07
    historical
19. 2014-04-01
    listed $92,000
20. 2009-03-04
    soldstatus $80,000
21. 2009-03-02
    soldstatus $79,900
22. 2009-02-15
    historical
23. 2009-01-20
    listed $89,900
24. 1988-05-24
    soldstatus $40,000

ⓘ 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 (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 8% 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: $18,610
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,382
• Taxable loss: −$3,812
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $275/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

• Census place: Cabot, AR
• 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

+362.5% since first listed

24 events — show timeline

• 2026-05-10 Pending — CARMLS
• 2026-04-21 Price Changed $185,000 CARMLS
• 2026-03-23 Listed $194,900 CARMLS
• 2026-03-21 Listing Removed — CARMLS
• 2026-03-12 Price Changed $194,900 CARMLS
• 2025-12-10 Price Changed $199,900 CARMLS
• 2025-10-24 Price Changed $210,000 CARMLS
• 2025-10-16 Price Changed $220,000 CARMLS
• 2025-10-14 Price Changed $230,000 CARMLS
• 2025-10-09 Listed $244,000 CARMLS
• 2019-04-25 Sold (Public Records) $109,500 Public Records
• 2019-04-24 Sold (MLS) $109,500 CARMLS
• 2019-04-01 Pending — CARMLS
• 2019-03-26 Listed $109,500 CARMLS
• 2017-11-20 Listing Removed — CARMLS
• 2017-10-27 Price Changed $108,900 CARMLS
• 2017-10-04 Listed $109,500 CARMLS
• 2014-04-07 Listing Removed — CARMLS
• 2014-04-01 Listed $92,000 CARMLS
• 2009-03-04 Sold (Public Records) $80,000 Public Records
• 2009-03-02 Sold (MLS) $79,900 CARMLS
• 2009-02-15 Listing Removed — CARMLS
• 2009-01-20 Listed $89,900 CARMLS
• 1988-05-24 Sold (Public Records) $40,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $315 · -24.1% YoY. Source: county tax records.