26 Cato Fire Station Rd · Gibson, AR 72120

$151,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 30 Days on market

Built 1996 3.76 ac lot

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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).

• Cash flow +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living at it's finest! COMPLETELY REMODELED IN 2021! Open concept with a rustic country farmhouse feel! This home is cedar trimmed and has new luxury vinyl plank flooring throughout with all fresh paint! Comes with kitchen appliances! Kitchen offers beautiful wood topped island, tons of cabinets and pantry! Separate laundry room near the huge master bedroom! Enjoy the evenings by the wood burning fireplace in the great room with vaulted ceiling! New front and back doors, new oven hood fan, new HVAC in 2021, new windows, new ceiling fans, new light fixtures, new toilets and is all newly insulated!! Centrally located between Jacksonville, Cabot, Conway, Mayflower, Sherwood and Vilonia! Very private location at the end of the road! Across from Camp Robinson! 3.76 acres with a storage building out back and large back deck! You'll LOVE it!!!!!

Key facts

• Hvac replaced
• Big garden
• Permanent foundation

Tags

• BIG GARDEN
• PRIVATE WOODED RETREAT
• HVAC REPLACED
• PERMANENT FOUNDATION

Property features AI

Finance

• Other: Approximately 3.76 acres
• Financial info: Financing available: Conventional loan or cash
• HOA & community: No subdivision HOA indicated

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Septic system
• Home design: Manufactured double-wide home; Frame exterior; Composition roof; Entry level and number of stories not specified; Facing direction not specified
• Construction: Frame construction; Composition roof; Foundation: Other (see remarks)
• Exterior features: Deck; Porch; Level lot; Not in a subdivision; Livestock allowed

Interior

• Kitchen: Surface range; Wall oven; Pantry; Breakfast bar
• Bedrooms: Bedroom details not provided
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Walk-in closets; Ceiling fans; Breakfast bar; Vaulted ceiling; Wood-burning prefabricated fireplace
• Laundry & utility: Laundry room; Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $151k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $149k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.0% in Gibson — 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 64/100 on livability (#165 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• Mayflower School District (rural): math 32% / reading 34% proficiency, ranked #127 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 243 active listings in the ZIP; solid renter incomes; 865 units permitted in Faulkner County in 2024 (451 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 $5k of value loss. Plan a longer hold.
• Faulkner County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,735 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.81% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,206
• Equity at exit: $22,515

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $45,061
• Equity at exit: $13,056

Cash invested: $42,280 (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 72120

• Rents YoY: 4.8%
• Active inventory: 243
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$792
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $372

Break-even live

Break-even rent $1,154

Max offer price $151,000

Occupancy floor 72%

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $151,000 Active 30 DOM
2. 2026-06-17
   days on market $151,000 Active 29 DOM
3. 2026-06-16
   days on market $151,000 Active 28 DOM
4. 2026-06-15
   days on market $151,000 Active 27 DOM
5. 2026-06-14
   days on market $151,000 Active 25 DOM
6. 2026-06-10
   days on market $151,000 Active 22 DOM
7. 2026-06-09
   days on market $151,000 Active 21 DOM
8. 2026-06-08
   days on market $151,000 Active 20 DOM
9. 2026-06-07
   days on market $151,000 Active 19 DOM
10. 2026-06-05
    days on market $151,000 Active 16 DOM
11. 2026-06-03
    days on market $151,000 Active 15 DOM
12. 2026-06-02
    days on market $151,000 Active 14 DOM
13. 2026-06-01
    days on market $151,000 Active 13 DOM
14. 2026-05-31
    days on market $151,000 Active 12 DOM
15. 2026-05-31
    days on market $151,000 Active 11 DOM
16. 2026-05-19
    listed $151,000 New Listing
17. 2026-03-01
    historical
18. 2026-01-25
    price $159,000
19. 2026-01-25
    status Back on Market
20. 2026-01-10
    status Under Contract
21. 2025-12-19
    historical Take Backups
22. 2025-12-12
    listed $140,000 New Listing
23. 2023-05-04
    soldstatus $145,000
24. 2023-04-29
    status Under Contract 859-char remark

    Show marketing remark (859 chars)

    Country living at it's finest! COMPLETELY REMODELED IN 2021! Open concept with a rustic country farmhouse feel! This home is cedar trimmed and has new luxury vinyl plank flooring throughout with all fresh paint! Comes with kitchen appliances! Kitchen offers beautiful wood topped island, tons of cabinets and pantry! Separate laundry room near the huge master bedroom! Enjoy the evenings by the wood burning fireplace in the great room with vaulted ceiling! New front and back doors, new oven hood fan, new HVAC in 2021, new windows, new ceiling fans, new light fixtures, new toilets and is all newly insulated!! Centrally located between Jacksonville, Cabot, Conway, Mayflower, Sherwood and Vilonia! Very private location at the end of the road! Across from Camp Robinson! 3.76 acres with a storage building out back and large back deck! You'll LOVE it!!!!!

25. 2023-04-28
    soldstatus $145,000 Sold 859-char remark

    Show marketing remark (859 chars)

    Country living at it's finest! COMPLETELY REMODELED IN 2021! Open concept with a rustic country farmhouse feel! This home is cedar trimmed and has new luxury vinyl plank flooring throughout with all fresh paint! Comes with kitchen appliances! Kitchen offers beautiful wood topped island, tons of cabinets and pantry! Separate laundry room near the huge master bedroom! Enjoy the evenings by the wood burning fireplace in the great room with vaulted ceiling! New front and back doors, new oven hood fan, new HVAC in 2021, new windows, new ceiling fans, new light fixtures, new toilets and is all newly insulated!! Centrally located between Jacksonville, Cabot, Conway, Mayflower, Sherwood and Vilonia! Very private location at the end of the road! Across from Camp Robinson! 3.76 acres with a storage building out back and large back deck! You'll LOVE it!!!!!

26. 2023-03-31
    historical Take Backups 859-char remark

    Show marketing remark (859 chars)

    Country living at it's finest! COMPLETELY REMODELED IN 2021! Open concept with a rustic country farmhouse feel! This home is cedar trimmed and has new luxury vinyl plank flooring throughout with all fresh paint! Comes with kitchen appliances! Kitchen offers beautiful wood topped island, tons of cabinets and pantry! Separate laundry room near the huge master bedroom! Enjoy the evenings by the wood burning fireplace in the great room with vaulted ceiling! New front and back doors, new oven hood fan, new HVAC in 2021, new windows, new ceiling fans, new light fixtures, new toilets and is all newly insulated!! Centrally located between Jacksonville, Cabot, Conway, Mayflower, Sherwood and Vilonia! Very private location at the end of the road! Across from Camp Robinson! 3.76 acres with a storage building out back and large back deck! You'll LOVE it!!!!!

27. 2023-03-16
    listed $140,000 New Listing 859-char remark

    Show marketing remark (859 chars)

    Country living at it's finest! COMPLETELY REMODELED IN 2021! Open concept with a rustic country farmhouse feel! This home is cedar trimmed and has new luxury vinyl plank flooring throughout with all fresh paint! Comes with kitchen appliances! Kitchen offers beautiful wood topped island, tons of cabinets and pantry! Separate laundry room near the huge master bedroom! Enjoy the evenings by the wood burning fireplace in the great room with vaulted ceiling! New front and back doors, new oven hood fan, new HVAC in 2021, new windows, new ceiling fans, new light fixtures, new toilets and is all newly insulated!! Centrally located between Jacksonville, Cabot, Conway, Mayflower, Sherwood and Vilonia! Very private location at the end of the road! Across from Camp Robinson! 3.76 acres with a storage building out back and large back deck! You'll LOVE it!!!!!

28. 1997-06-17
    soldstatus $17,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $966 · $81/mo
• Expected delta: +$286/yr (+$24/mo · 42.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $19,501
• − Mortgage interest: −$8,458
• − Property taxes: −$680
• − Insurance: −$755
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,393
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,966/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: Mayflower School District
• NCES district ID: 0509540
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $47,119
• Composite: 28.41/100
• National rank: #6760
• State rank: #127 of 238 in AR

Livability — Gibson

• Score: 64/100
• State rank: #165
• US rank: #13982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pulaski County · 372,764 people
• City population: 33,393
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,365
• Household income: $76,598
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 774.0

Population outlook (Faulkner County) Hauer SSP2

• Today (2025): 138,985 people
• By 2030: 148,264 · +6.7%
• By 2040: 166,010 · +19.4%
• By 2050: 183,362 · +31.9%
• By 2075: 224,593 · +61.6%
• By 2100: 250,603 · +80.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Faulkner

• 2024 margin: Solid R (+32.3) · D 32.6% · R 64.9% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -25.3pp · 2024: -32.3pp
• All cycles: 2024: R+32.3 2020: R+29.5 2016: R+31.6 2012: R+31.7 2008: R+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.93%
• Current HPI: 198.9456
• Rent YoY: ▲ 4.81%
• 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

+788.2% since first listed

13 events — show timeline

• 2026-05-19 Listed $151,000 CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2026-01-25 Price Changed $159,000 CARMLS
• 2026-01-25 Relisted — CARMLS
• 2026-01-10 Pending — CARMLS
• 2025-12-19 Contingent — CARMLS
• 2025-12-12 Listed $140,000 CARMLS
• 2023-05-04 Sold (Public Records) $145,000 Public Records
• 2023-04-29 Pending — CARMLS
• 2023-04-28 Sold (MLS) $145,000 CARMLS
• 2023-03-31 Contingent — CARMLS
• 2023-03-16 Listed $140,000 CARMLS
• 1997-06-17 Sold (Public Records) $17,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $680 · +0.0% YoY. Source: county tax records.