3616 Gattin Rd · Benton, AR 72015

$45,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 13 Days on market

Built 1977 0.55 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Benton! The property offers strong potential for an investor, rental portfolio addition, or buyer looking for a project to make it their own. Inside, the home features a traditional layout. Convenient Benton location with easy access to town, shopping, schools, and commuter routes. Property is being sold as-is/where-is. No seller property disclosure. Buyers are encouraged to measure lot size and square footage of the home for themselves.

Key facts

• Traditional layout
• Benton location
• Detached

Tags

• BENTON LOCATION
• TRADITIONAL LAYOUT
• DETACHED

Property features AI

Finance

• Other: Lot approximately 0.55 acres (per tax records)
• Financial info: Financing available: conventional loan, cash, or in-house financing

Exterior

• Parking: Parking pads
• Utilities: Municipal electric (Entergy); Natural gas
• Home design: Frame construction; Inside city limits
• Construction: Frame exterior; Composition roof; Piers foundation
• Exterior features: Level, rural lot; Paved road access; Parking pads

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Central electric cooling
• Interior features: Wood and vinyl floors; Free-standing stove; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 32.1% vs local median 4.4% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Bauxite School District (rural): math 43% / reading 41% proficiency, ranked #44 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Haven Elementary School (math 52% / reading 37%, grade F, #143 of 454 statewide, top 36%, 750 students, 41% FRL); Bauxite Middle School (math 46% / reading 46%, grade D+, #53 of 201 statewide, top 28%, 369 students, 39% FRL); Bauxite High School (math 24% / reading 37%, grade F, #134 of 292 statewide, top 47%, 492 students, 29% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents flat; 203 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $31k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $45,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.60% ✓
• Cap rate: 32.13%
• Cash-on-cash: 92.27%
• DSCR: 5.11
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $197,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3616 Gattin Rd	0.00mi	3/1.0	1,284 (0%)	1mo	$50,000	$39	99
3705 Winterlake Dr	0.09mi	3/2.0	1,327 (+3%)	8mo	$180,000	$136	80
3505 Maywood Ct	0.43mi	3/1.5	1,297 (+1%)	11mo	$200,000	$154	67
204 Wild Ivy Cv	0.51mi	3/2.0	1,302 (+1%)	7mo	$209,900	$161	64
1102 N Shady Ln	0.68mi	3/2.0	1,302 (+1%)	1mo	$200,000	$154	61
4121 Faye Cir Cir	0.44mi	2/1.0 (-1)	1,160 (-10%)	0mo	$152,000	$131	58
414 S Shady Ln	0.45mi	3/2.0	1,426 (+11%)	1mo	$215,000	$151	56
207 Wild Cherry Dr	0.62mi	3/2.0	1,340 (+4%)	6mo	$230,000	$172	54
613 Church St	0.48mi	2/1.0 (-1)	1,131 (-12%)	2mo	$85,000	$75	51
816 Coral Cv	0.72mi	3/2.0	1,363 (+6%)	2mo	$215,000	$158	51
921 Athens Ln	0.71mi	3/2.0	1,232 (-4%)	7mo	$194,900	$158	50
848 Cole Dr	0.74mi	3/2.0	1,097 (-15%)	10mo	$166,000	$151	28

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 90.5%
• Equity multiple: 5.03×
• Total profit: $50,821
• Equity at exit: $6,710

10-year hold

• IRR: 92.9%
• Equity multiple: 9.70×
• Total profit: $109,624
• Equity at exit: $3,891

Cash invested: $12,600 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $969

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,000	-5% $984	+0% $969	+5% $953	+10% $938
Rent	-10% $841	-5% $905	+0% $969	+5% $1,033	+10% $1,097
Rate	-1.0pp $992	-0.5pp $980	base $969	+0.5pp $957	+1.0pp $945

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Stone Creek Dr Benton, AR	3.0	2.0	1508	$1,811	$1.20	46d	1	0.14mi
319 Autumn Dr Benton, AR	4.0	2.0	1609	$1,525	$0.95	46d	1	0.36mi
415 S Shady Ln Benton, AR	3.0	2.0	1556	$1,675	$1.08	16d	1	0.47mi
1309 Country Oaks Dr Benton, AR	2.0	2.0	920	$950	$1.03	16d	1	0.89mi
3400 Alcoa Rd Benton, AR	1.0–2.0	1.0	712	$1,005	$1.41	16d	1	0.97mi
610 Houston Dr Benton, AR	3.0	2.0	1586	$1,506	$0.95	46d	1	1.40mi

Listing history 3 events

1. 2026-05-15
   historical Take Backups
2. 2026-05-13
   listed $45,000 New Listing
3. 1989-06-01
   soldstatus $31,000

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,441
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$1,309
• Taxable income: $11,600
• Est. tax owed @ 24.0%: −$2,784
• After-tax cash flow: $8,842/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: Bauxite School District
• NCES district ID: 0502790
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $55,614
• Composite: 36.7/100
• National rank: #4597
• State rank: #44 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• 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

+45.2% since first listed

3 events — show timeline

• 2026-05-15 Contingent — CARMLS
• 2026-05-13 Listed $45,000 CARMLS
• 1989-06-01 Sold (Public Records) $31,000 Public Records

Property tax history

-15.1%/yr

Latest (2025): $26 · +0.0% YoY. Source: county tax records.