130 Bobbye Ln · Southside, AR 72501

$147,000

3 bd · 1.5 ba · 1,102 sqft · SingleFamily public records · 5 Days on market

Built 1984 $133/sqft · at area comps Est $152k · 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 +13.2/30.0
• ARV discount +8.8/15.0
• DSCR +4.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll fall in love with this home the minute you step into the door! It feels new inside as the interior is basically completely updated with a light and bright scheme. This 3 bedroom/ 2 bath home offers an open floorplan. Beautiful Granite countertops are in the kitchen which also has stainless appliances and a large eating bar island. Owner's bedroom is nice sized and the bathroom is a true treat! The walk-in tiled shower is gorgeous and has a long bench. Just outside, the patio overlooks the level backyard with a chain link fenced perimeter. Extra storage is here with a 12X24 Bald Eagle Storage building. Home was renovated in 2021 which is also when the central heat & air was replaced and water heater. Seller thinks shingles are less than 10 years old.

Key facts

• Double shower heads
• Water heater
• Updated kitchen

Tags

• CENTRAL HEAT AND AIR SYSTEM
• WATER HEATER
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN SHOWER
• DOUBLE SHOWER HEADS

Property features AI

Finance

• Other: Located on a 0.5-acre lot; Zoned Single Family Residential

Exterior

• Parking: Carport; Concrete parking surface
• Utilities: Septic tank
• Home design: Single-family residence; One story; Residential property in Hickory Hollow subdivision
• Construction: Shingle roof; Slab foundation
• Exterior features: Back yard fencing; Patio; Asphalt road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl floors
• Heating & cooling: Heat pump; Central air; Ceiling fan(s)
• Interior features: Double pane windows; Electric fireplace; Patio

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $-3 ($-40/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (21.2% below list).
• Recommended offer: $116k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Southside — 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 62/100 on livability (#216 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, amenities F, commute F.
• Southside School District (rural): math 43% / reading 35% proficiency, ranked #77 of 238 in AR (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,902 (21.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $151,532
• List price: $147,000
• Delta: -2.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Bobbye Ln	0.00mi	3/2.0	1,102 (0%)	1mo	$145,000	$132	97
110 Carousel Rd	0.55mi	3/1.5	1,219 (+11%)	0mo	$145,500	$119	56
45 Southstone Dr	0.59mi	3/2.0	1,216 (+10%)	1mo	$162,500	$134	53
69 Flag Ln	0.55mi	3/1.0	960 (-13%)	13mo	$95,000	$99	40
109 Upper Twin Frks	0.67mi	3/1.0	960 (-13%)	9mo	$46,500	$48	38
79 Flag Ln	0.57mi	3/1.0	960 (-13%)	22mo	$112,000	$117	32
59 Upper Twin Fork Rd	0.65mi	3/1.0	960 (-13%)	21mo	$95,000	$99	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-24,076
• Equity at exit: $21,918

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-21,410
• Equity at exit: $12,710

Cash invested: $41,160 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 176
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-3

Break-even live

Break-even rent $1,163

Max offer price $146,408

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending 887-char remark
2. 2026-05-01
   listed $147,000 Active 887-char remark
3. 2022-04-18
   soldstatus $135,000 772-char remark

   Show marketing remark (772 chars)

   You'll fall in love with this home the minute you step into the door! It feels new inside as the interior is basically completely updated with a light and bright scheme. This 3 bedroom/ 2 bath home offers an open floorplan. Beautiful Granite countertops are in the kitchen which also has stainless appliances and a large eating bar island. Owner's bedroom is nice sized and the bathroom is a true treat! The walk-in tiled shower is gorgeous and has a long bench. Just outside, the patio overlooks the level backyard with a chain link fenced perimeter. Extra storage is here with a 12X24 Bald Eagle Storage building. Home was renovated in 2021 which is also when the central heat & air was replaced and water heater. Seller thinks shingles are less than 10 years old.

4. 2022-04-18
   soldstatus $135,000

   Show marketing remark (772 chars)

   You'll fall in love with this home the minute you step into the door! It feels new inside as the interior is basically completely updated with a light and bright scheme. This 3 bedroom/ 2 bath home offers an open floorplan. Beautiful Granite countertops are in the kitchen which also has stainless appliances and a large eating bar island. Owner's bedroom is nice sized and the bathroom is a true treat! The walk-in tiled shower is gorgeous and has a long bench. Just outside, the patio overlooks the level backyard with a chain link fenced perimeter. Extra storage is here with a 12X24 Bald Eagle Storage building. Home was renovated in 2021 which is also when the central heat & air was replaced and water heater. Seller thinks shingles are less than 10 years old.

5. 2022-03-16
   listed $135,000 772-char remark

   Show marketing remark (772 chars)

   You'll fall in love with this home the minute you step into the door! It feels new inside as the interior is basically completely updated with a light and bright scheme. This 3 bedroom/ 2 bath home offers an open floorplan. Beautiful Granite countertops are in the kitchen which also has stainless appliances and a large eating bar island. Owner's bedroom is nice sized and the bathroom is a true treat! The walk-in tiled shower is gorgeous and has a long bench. Just outside, the patio overlooks the level backyard with a chain link fenced perimeter. Extra storage is here with a 12X24 Bald Eagle Storage building. Home was renovated in 2021 which is also when the central heat & air was replaced and water heater. Seller thinks shingles are less than 10 years old.

6. 2010-07-30
   soldstatus $77,000
7. 1993-08-01
   soldstatus $40,000
8. 1985-09-30
   soldstatus $43,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,908
• − Mortgage interest: −$8,234
• − Property taxes: −$1,042
• − Insurance: −$735
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$4,276
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $585/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: Southside School District
• NCES district ID: 0512540
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $37,901
• Composite: 32.55/100
• National rank: #5688
• State rank: #77 of 238 in AR

Livability — Southside

• Score: 62/100
• State rank: #216
• US rank: #16702

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AR
• County: Independence County · 26,218 people
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, 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

+237.2% since first listed

10 events — show timeline

• 2026-06-01 Sold (Public Records) $145,000 Public Records
• 2026-05-29 Sold (MLS) $145,000 Batesville
• 2026-05-07 Pending — Batesville
• 2026-05-01 Listed $147,000 Batesville
• 2022-04-18 Sold (Public Records) $135,000 Public Records
• 2022-04-18 Sold (MLS) $135,000 Batesville
• 2022-03-16 Listed $135,000 Batesville
• 2010-07-30 Sold (Public Records) $77,000 Public Records
• 1993-08-01 Sold (Public Records) $40,000 Public Records
• 1985-09-30 Sold (Public Records) $43,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,042 · +33.3% YoY. Source: county tax records.