208 E 3rd St · Ward, AR 72176

$125,000

3 bd · 1.5 ba · 1,460 sqft · SingleFamily public records · 69 Days on market

Built 1961 1.00 ac lot Est $222k · 44% under

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Why this score? — see what drove the B+ 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +7.7/10.0
• 1% rule +6.6/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to an outstanding investment opportunity in the heart of Ward. This home is a classic fixer-upper with serious upside potential for the savvy buyer. Situated on a generous lot in an established neighborhood, this property is ready for transformation and offers the perfect canvas for renovation, resale, or long-term rental income. With solid bones and a functional layout, the home invites vision and creativity to bring it back to life and maximize its value. The location adds to the appeal, with convenient access to local amenities and steady demand in the area. Whether you’re a seasoned investor or looking for your next project, opportunities like this are getting harder to fi

Key facts

• 1 acre lot
• Built 1961
• Listed 69 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric co-op service; Natural gas
• Home design: Single-family property
• Construction: 3-tab shingle roof; Crawl space foundation with piers
• Exterior features: Brick exterior; Corner lot; Gravel road access; Located inside city limits

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air (electric); Central heat with wood-burning option
• Interior features: Wood floors; Wood-burning stove
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $8k of equity ($864 loan paydown + $7k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 69 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.16% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $221,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Shamsie Dr	0.42mi	3/2.0	1,468 (+0%)	2mo	$205,000	$140	76
25 Shamsie Dr	0.46mi	3/2.0	1,442 (-1%)	5mo	$162,000	$112	70
208 Moore St	0.10mi	3/1.0	1,256 (-14%)	2mo	$130,000	$104	69
20 Lilly Ann Ct	0.60mi	3/2.0	1,448 (-1%)	6mo	$199,900	$138	64
35 Wilson Loop	0.52mi	4/2.0 (+1)	1,426 (-2%)	2mo	$223,000	$156	63
105 Wilson Loop Rd	0.54mi	3/2.0	1,377 (-6%)	1mo	$215,000	$156	63
13 Lilly Ann Ct	0.60mi	3/2.0	1,418 (-3%)	4mo	$214,900	$152	62
40 Spears Dr	0.65mi	3/2.0	1,405 (-4%)	1mo	$199,900	$142	61
10 Patti Cv	0.72mi	3/2.0	1,421 (-3%)	6mo	$240,000	$169	55
17 Shamsie Dr	0.40mi	3/2.0	1,257 (-14%)	3mo	$188,500	$150	54
90 Wilson Loop	0.58mi	3/2.0	1,277 (-12%)	0mo	$197,000	$154	50
37 Lilly Ann Cir	0.65mi	4/2.0 (+1)	1,600 (+10%)	3mo	$245,000	$153	44

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: 24.4%
• Equity multiple: 2.56×
• Total profit: $54,505
• Equity at exit: $73,543

10-year hold

• IRR: 23.4%
• Equity multiple: 5.10×
• Total profit: $143,551
• Equity at exit: $129,223

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$656
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $364

Break-even live

Break-even rent $984

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• 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	0.18mi
14 Stephens St Ward, AR	3.0	2.0	1128	$1,395	$1.24	43d	1	0.48mi
21 Kasidyann Ct Ward, AR	4.0	2.0	1415	$1,795	$1.27	23d	1	0.55mi
561 Brewer St Ward, AR	3.0	2.0	1050	$1,450	$1.38	44d	1	0.58mi
39 Bud Grimes Rd Ward, AR	3.0	2.0	1308	$1,550	$1.19	19d	1	0.60mi
33 Langford St Ward, AR	3.0	2.0	1175	$1,300	$1.11	23d	1	0.66mi
21 Weatherwood Ward, AR	3.0	2.0	1156	$1,300	$1.12	23d	1	1.03mi
29 Green Apple Ward, AR	3.0	2.0	1200	$1,450	$1.21	19d	1	1.10mi
23 Green Apple Ward, AR	3.0	2.0	1212	$1,450	$1.20	23d	1	1.11mi
21 Windsor Park Dr Ward, AR	3.0	2.0	1442	$1,500	$1.04	23d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 69 DOM
2. 2026-06-17
   days on market $125,000 Active 68 DOM
3. 2026-06-16
   days on market $125,000 Active 67 DOM
4. 2026-06-15
   days on market $125,000 Active 66 DOM
5. 2026-06-14
   days on market $125,000 Active 64 DOM
6. 2026-06-10
   days on market $125,000 Active 61 DOM
7. 2026-06-09
   days on market $125,000 Active 60 DOM
8. 2026-06-08
   days on market $125,000 Active 59 DOM
9. 2026-06-07
   days on market $125,000 Active 58 DOM
10. 2026-06-05
    days on market $125,000 Active 55 DOM
11. 2026-06-03
    days on market $125,000 Active 54 DOM
12. 2026-06-02
    days on market $125,000 Active 53 DOM
13. 2026-06-01
    days on market $125,000 Active 52 DOM
14. 2026-05-31
    days on market $125,000 Active 51 DOM
15. 2026-05-31
    days on market $125,000 Active 50 DOM
16. 2026-04-11
    listed $125,000 New Listing
17. 2025-05-02
    historical
18. 2024-11-28
    price $119,900
19. 2024-10-03
    price $123,900
20. 2024-08-13
    price $132,500
21. 2024-06-15
    listed $135,000 New Listing
22. 1994-06-02
    soldstatus $50,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $17,338
• − Mortgage interest: −$7,002
• − Property taxes: −$839
• − Insurance: −$625
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,636
• Taxable income: $2,462
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,776/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

+150.0% since first listed

7 events — show timeline

• 2026-04-11 Listed $125,000 CARMLS
• 2025-05-02 Listing Removed — CARMLS
• 2024-11-28 Price Changed $119,900 CARMLS
• 2024-10-03 Price Changed $123,900 CARMLS
• 2024-08-13 Price Changed $132,500 CARMLS
• 2024-06-15 Listed $135,000 CARMLS
• 1994-06-02 Sold (Public Records) $50,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $839 · +147.6% YoY. Source: county tax records.