502 Ar 72 Hwy SE · Gravette, AR 72736

$190,000

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 14 Days on market

1.18 ac lot Est $232k · 18% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

This 3 bedroom, 1 bath home sits on approximately 1.18 acres and offers plenty of potential for investors, flippers, or buyers looking for a project. With a spacious lot and room to add value, this property is being sold as-is and presents a great opportunity to customize, renovate, or expand. Don’t miss your chance to unlock the possibilities this property has to offer!

Key facts

• 1.18 acre lot
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (25.7% below list).
• Recommended offer: $141k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.9% in Gravette — 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 73/100 on livability (#25 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Duffy Elementary School (530 students, 42% FRL); Gravette Middle School (math 59% / reading 54%, grade B, #17 of 201 statewide, top 8%, 486 students, 35% FRL); Gravette High School (math 38% / reading 44%, grade F, #43 of 292 statewide, top 15%, 616 students, 33% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 173 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,080 (25.7% 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. 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.
4. 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.
5. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $232,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 SE Dallas St	0.25mi	2/1.0 (-1)	1,200 (-2%)	2mo	$212,500	$177	78
505 Main St SW	0.05mi	2/1.0 (-1)	1,160 (-5%)	9mo	$215,000	$185	77
108 NE Boston St	0.27mi	3/1.5	1,200 (-2%)	8mo	$145,000	$121	76
504 4th Ave NE	0.27mi	3/2.0	1,122 (-8%)	2mo	$244,900	$218	68
408 SW 2nd Ave	0.27mi	3/2.0	1,156 (-5%)	9mo	$235,000	$203	67
505 SW 6th Ave	0.26mi	3/2.0	1,300 (+6%)	11mo	$237,000	$182	64
724 8th Ave	0.49mi	3/2.0	1,148 (-6%)	2mo	$309,000	$269	62
506 El Paso St SE	0.29mi	3/2.0	1,340 (+10%)	9mo	$255,000	$190	59
708 SW 2nd Ave	0.51mi	3/2.0	1,275 (+4%)	11mo	$260,000	$204	56
610 Charlotte St	0.65mi	3/2.0	1,254 (+3%)	9mo	$250,000	$199	54
508 2nd Ave	0.40mi	3/1.0	1,400 (+15%)	6mo	$216,000	$154	52
509 SW Persimmon St	0.70mi	3/2.0	1,271 (+4%)	10mo	$240,000	$189	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $90,857
• Equity at exit: $171,167

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $277,543
• Equity at exit: $369,128

Cash invested: $53,200 (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 72736

• Home prices YoY: 20.1%
• Active inventory: 173
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-199

Break-even live

Break-even rent $1,662

Max offer price $161,275

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-133	+0% $-199	+5% $-264	+10% $-330
Rent	-10% $-310	-5% $-254	+0% $-199	+5% $-143	+10% $-87
Rate	-1.0pp $-103	-0.5pp $-150	base $-199	+0.5pp $-248	+1.0pp $-298

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 2nd Ave SE Gravette, AR	3.0	2.5	1200	$1,500	$1.25	45d	1	0.28mi
606 Elgin St NE Gravette, AR	3.0	2.0	1152	$1,400	$1.22	45d	1	0.36mi
205 White Oak Dr NE Unit C Gravette, AR	2.0	2.0	1016	$1,100	$1.08	16d	1	0.67mi
803 Granite Cir SW Gravette, AR	3.0	2.0	1263	$1,375	$1.09	23d	1	0.85mi
820 Baker St NW Gravette, AR	3.0	2.5	1456	$1,490	$1.02	15d	1	0.91mi
840 Baker St NW Unit 840 Gravette, AR	3.0	2.5	1450	$1,450	$1.00	45d	1	0.99mi
840 Baker St NW Gravette, AR	3.0	2.5	1456	$1,450	$1.00	16d	1	0.99mi

Listing history 13 events

1. 2026-06-21
   days on market $190,000 Active 14 DOM
2. 2026-06-18
   days on market $190,000 Active 11 DOM
3. 2026-06-17
   days on market $190,000 Active 10 DOM
4. 2026-06-16
   days on market $190,000 Active 9 DOM
5. 2026-06-15
   days on market $190,000 Active 8 DOM
6. 2026-06-14
   days on market $190,000 Active 6 DOM
7. 2026-06-13
   days on market $190,000 Active 5 DOM
8. 2026-06-10
   days on market $190,000 Active 3 DOM
9. 2026-06-09
   days on market $190,000 Active 2 DOM
10. 2026-06-08
    remarks 373-char remark
11. 2026-06-08
    pricestatusdays on market $190,000 Active 1 DOM
12. 2026-06-05
    remarks 18-char remark
13. 2026-06-05
    listed $160,000 Pending

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,930
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$5,527
• Taxable loss: −$5,749
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $-1,002/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 of 238 in AR

Livability — Gravette

• Score: 73/100
• State rank: #25
• US rank: #5462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gravette, AR
• City population: 8,013
• Population (ZIP): 7,519

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 19% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.16%
• Current HPI: 508.2507
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-06-04 Delisted — NWARMLS
• 2026-06-01 Listed $160,000 NWARMLS