4 Beechwood Dr · Cabot, AR 72023

$210,500

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 198 Days on market

Built 1980 0.25 ac lot Est $214k · at est.

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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 +13.3/30.0
• ARV discount +8.2/15.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

Key facts

• Fresh paint
• Modern design
• Lvp flooring

Tags

• NEWLY RENOVATED
• MODERN DESIGN
• GRANITE COUNTERTOPS
• LVP FLOORING
• FRESH PAINT
• ARCHITECTURE SHINGLES

Property features AI

Exterior

• Parking: Garage
• Utilities: Public sewer; Municipal electric service (Entergy)
• Home design: Metal/vinyl siding exterior
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Free-standing stove
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Luxury vinyl floors; Wood-burning prefabricated fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-1 ($-14/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (24.5% below list).
• Recommended offer: $159k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 11 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 198 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 13y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $210k implies a 163% 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 $158,861 (24.5% 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 198 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $213,921
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Oakwood Dr	0.14mi	3/2.0	1,518 (-1%)	2mo	$203,500	$134	90
913 W Dell Vista Cv	0.16mi	3/2.0	1,480 (-4%)	5mo	$252,790	$171	82
29 Red Oak Dr	0.50mi	3/2.0	1,583 (+3%)	1mo	$215,000	$136	71
912 E Dell Vista Cv	0.44mi	3/2.0	1,615 (+5%)	5mo	$274,550	$170	67
14 Buttercup Cv	0.55mi	3/2.0	1,508 (-2%)	5mo	$237,000	$157	66
37 Red Oak Dr	0.46mi	3/2.0	1,386 (-10%)	1mo	$208,500	$150	61
705 Linda Ln	0.65mi	3/2.0	1,575 (+2%)	6mo	$185,000	$117	61
21 Buttercup Cove Cv	0.52mi	3/2.0	1,402 (-9%)	4mo	$207,500	$148	58
23 W St	0.44mi	3/2.0	1,747 (+14%)	3mo	$230,000	$132	54
40 Bent Tree Dr	0.69mi	3/2.0	1,429 (-7%)	4mo	$196,500	$138	53
18 Cottonwood Dr	0.64mi	3/2.0	1,433 (-7%)	8mo	$180,000	$126	52
26 W Plaza Blvd	0.67mi	3/2.0	1,360 (-12%)	4mo	$188,400	$139	46

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-33,980
• Equity at exit: $31,386

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-28,832
• Equity at exit: $18,200

Cash invested: $58,940 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$1,104
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-1

Break-even live

Break-even rent $1,590

Max offer price $210,289

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $58	+0% $-1	+5% $-61	+10% $-120
Rent	-10% $-127	-5% $-64	+0% $-1	+5% $62	+10% $124
Rate	-1.0pp $105	-0.5pp $52	base $-1	+0.5pp $-56	+1.0pp $-111

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: $52,625
• Closing costs: $6,315
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 S Pine St Cabot, AR	4.0	2.0	2056	$1,700	$0.83	24d	1	0.33mi
13 Buttercup Ln Cabot, AR	3.0	2.0	1548	$1,495	$0.97	24d	1	0.62mi
34 Azalea Dr Cabot, AR	3.0	2.0	1200	$1,500	$1.25	15d	1	0.67mi
25 Applewood Dr Cabot, AR	3.0	2.0	1515	$1,450	$0.96	24d	1	0.77mi
18 Station Cir Cabot, AR	1.0–2.0	1.0–2.0	978	$1,300	$1.33	15d	1	1.08mi
21 Tradewinds Dr Cabot, AR	4.0	2.0	2128	$2,250	$1.06	22d	1	1.13mi
17 Pleasant St Cabot, AR	3.0	2.0	1306	$1,250	$0.96	24d	1	1.14mi
47 Pheasant Run Dr Cabot, AR	3.0	1.0	1211	$1,100	$0.91	15d	1	1.28mi
35 Pheasant Run Dr Cabot, AR	3.0	1.0	1185	$1,250	$1.05	24d	1	1.32mi
13 Pheasant Run Dr Cabot, AR	3.0	1.5	1162	$1,245	$1.07	24d	1	1.40mi
61 Wolfsbridge Loop Cabot, AR	4.0	2.0	1884	$2,000	$1.06	24d	1	1.49mi

Listing history 50 events

1. 2026-06-17
   days on market $210,500 Active 198 DOM
2. 2026-06-16
   days on market $210,500 Active 197 DOM
3. 2026-06-15
   days on market $210,500 Active 196 DOM
4. 2026-06-14
   days on market $210,500 Active 194 DOM
5. 2026-06-10
   days on market $210,500 Active 191 DOM
6. 2026-06-09
   days on market $210,500 Active 190 DOM
7. 2026-06-08
   days on market $210,500 Active 189 DOM
8. 2026-06-07
   days on market $210,500 Active 188 DOM
9. 2026-06-05
   days on market $210,500 Active 185 DOM
10. 2026-06-03
    days on market $210,500 Active 184 DOM
11. 2026-06-02
    statusdays on market $210,500 Active 183 DOM
12. 2026-06-01
    days on market $210,500 Price Change 182 DOM
13. 2026-05-31
    days on market $210,500 Price Change 181 DOM
14. 2026-05-31
    days on market $210,500 Price Change 180 DOM
15. 2026-03-30
    price $218,500
16. 2026-02-14
    price $221,500
17. 2026-01-22
    price $222,500
18. 2025-12-01
    listed $225,000 New Listing
19. 2025-08-25
    soldstatus $80,000
20. 2025-08-21
    status Under Contract 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

21. 2025-08-19
    soldstatus $80,000 Sold 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

22. 2025-07-10
    historical Take Backups 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

23. 2025-07-02
    status Back on Market 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

24. 2025-06-17
    status Under Contract 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

25. 2025-05-23
    price $99,900 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

26. 2025-05-13
    listed $110,000 New Listing 132-char remark

    Show marketing remark (132 chars)

    Remodeler's dream! This home sits on a large lot in the heart of Cabot close to schools and shopping. This home is being sold as is.

27. 2020-04-16
    historical
28. 2020-02-21
    price $67,000
29. 2020-02-07
    listed $71,000 New Listing
30. 2017-06-07
    status Under Contract
31. 2017-06-02
    soldstatus $30,000 Sold
32. 2017-05-15
    historical Take Backups
33. 2017-04-18
    status Back on Market
34. 2017-04-06
    status Under Contract
35. 2017-02-10
    listed $55,000 New Listing
36. 2016-09-29
    historical
37. 2016-08-02
    status Back on Market
38. 2016-06-17
    historical Take Backups
39. 2016-03-28
    listed $65,000 New Listing
40. 2016-03-24
    historical
41. 2016-01-28
    status Back on Market
42. 2016-01-24
    historical Take Backups
43. 2015-11-24
    status Back on Market
44. 2015-11-13
    historical Take Backups
45. 2015-09-22
    listed $65,000 New Listing
46. 2015-09-07
    historical
47. 2015-06-03
    listed $65,000 Active
48. 2015-02-21
    historical
49. 2014-08-21
    listed $65,000
50. 2014-08-18
    historical

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,347 · $112/mo
• Expected delta: +$572/yr (+$48/mo · 73.8%)

ⓘ 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 3/10 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: $19,063
• − Mortgage interest: −$11,791
• − Property taxes: −$775
• − Insurance: −$1,052
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$6,124
• Taxable loss: −$3,729
• Est. tax savings @ 24.0%: +$895
• After-tax cash flow: $881/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

+118.5% since first listed

42 events — show timeline

• 2026-03-30 Price Changed $218,500 CARMLS
• 2026-02-14 Price Changed $221,500 CARMLS
• 2026-01-22 Price Changed $222,500 CARMLS
• 2025-12-01 Listed $225,000 CARMLS
• 2025-08-25 Sold (Public Records) $80,000 Public Records
• 2025-08-21 Pending — CARMLS
• 2025-08-19 Sold (MLS) $80,000 CARMLS
• 2025-07-10 Contingent — CARMLS
• 2025-07-02 Relisted — CARMLS
• 2025-06-17 Pending — CARMLS
• 2025-05-23 Price Changed $99,900 CARMLS
• 2025-05-13 Listed $110,000 CARMLS
• 2020-04-16 Listing Removed — CARMLS
• 2020-02-21 Price Changed $67,000 CARMLS
• 2020-02-07 Listed $71,000 CARMLS
• 2017-06-07 Pending — CARMLS
• 2017-06-02 Sold (MLS) $30,000 CARMLS
• 2017-05-15 Contingent — CARMLS
• 2017-04-18 Relisted — CARMLS
• 2017-04-06 Pending — CARMLS
• 2017-02-10 Listed $55,000 CARMLS
• 2016-09-29 Listing Removed — CARMLS
• 2016-08-02 Relisted — CARMLS
• 2016-06-17 Contingent — CARMLS
• 2016-03-28 Listed $65,000 CARMLS
• 2016-03-24 Listing Removed — CARMLS
• 2016-01-28 Relisted — CARMLS
• 2016-01-24 Contingent — CARMLS
• 2015-11-24 Relisted — CARMLS
• 2015-11-13 Contingent — CARMLS
• 2015-09-22 Listed $65,000 CARMLS
• 2015-09-07 Listing Removed — CARMLS
• 2015-06-03 Listed $65,000 CARMLS
• 2015-02-21 Listing Removed — CARMLS
• 2014-08-21 Listed $65,000 CARMLS
• 2014-08-18 Listing Removed — CARMLS
• 2014-02-26 Listed $67,000 CARMLS
• 2014-02-14 Listing Removed — CARMLS
• 2013-08-13 Listed $67,000 CARMLS
• 2012-12-10 Sold (Public Records) $42,575 Public Records
• 2007-06-06 Sold (Public Records) $108,000 Public Records
• 2004-06-11 Sold (Public Records) $100,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $775 · +0.0% YoY. Source: county tax records.