61 Cardinal Valley Dr · Gibson, AR 72120

$210,000

4 bd · 2.5 ba · 2,735 sqft · SingleFamily public records · 83 Days on market

Built 1978 0.26 ac lot $77/sqft · 26% below area Est $211k · 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 +18.8/30.0
• ARV discount +7.7/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fantastic opportunity to experience peaceful country living just minutes from town. Comfort and easy living is is what this 4 bedroom, 2 bathroom, 2,000 sq ft property offers. Downstairs you will find a cozy den with a wood burning fireplace along wit the fourth Bedroom and a full bath. The Backyard has a covered porch, separate patio and the large backyard is fully fenced and ready for your entertaining desires.

Key facts

• Covered porch
• Separate patio
• 0.26 acre lot

Tags

• WOOD BURNING FIREPLACE
• COVERED PORCH
• SEPARATE PATIO
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (7.3% below list).
• Recommended offer: $195k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.0% in Gibson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 243 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $138k; list at $210k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,579 (7.3% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $210,977
• List price: $210,000
• Delta: -0.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Antler Way Ct	0.47mi	4/3.0	2,600 (-5%)	3mo	$296,000	$114	65
5 Cherry Blossom Dr	0.18mi	4/2.5	2,340 (-14%)	16mo	$261,000	$112	55
2 Turtle Creek Ct Ct	0.53mi	4/2.5	2,488 (-9%)	10mo	$300,000	$121	52
102 Antler Way Dr	0.52mi	4/2.5	2,399 (-12%)	11mo	$297,500	$124	46

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-16,951
• Equity at exit: $31,312

10-year hold

• IRR: 3.9%
• Equity multiple: 1.30×
• Total profit: $17,813
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $212

Break-even live

Break-even rent $1,677

Max offer price $210,000

Occupancy floor 84%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Cardinal Valley Dr Sherwood, AR	4.0	2.0	2221	$1,725	$0.78	19d	1	0.15mi
20 Single Oaks Dr Sherwood, AR	3.0	2.0	1858	$1,881	$1.01	14d	1	0.86mi
12313 Jacksonville Cato Rd Sherwood, AR	3.0	2.5	1925	$1,900	$0.99	43d	1	1.03mi
17404 Crooked Oak Dr Sherwood, AR	4.0	3.0	2081	$2,500	$1.20	23d	1	1.41mi

Listing history 30 events

1. 2026-06-18
   days on market $210,000 Active 83 DOM
2. 2026-06-17
   days on market $210,000 Active 82 DOM
3. 2026-06-16
   days on market $210,000 Active 81 DOM
4. 2026-06-15
   days on market $210,000 Active 80 DOM
5. 2026-06-14
   days on market $210,000 Active 78 DOM
6. 2026-06-13
   days on market $210,000 Active 77 DOM
7. 2026-06-10
   days on market $210,000 Active 75 DOM
8. 2026-06-09
   days on market $210,000 Active 74 DOM
9. 2026-06-08
   days on market $210,000 Active 73 DOM
10. 2026-06-07
    days on market $210,000 Active 72 DOM
11. 2026-06-05
    days on market $210,000 Active 69 DOM
12. 2026-06-03
    days on market $210,000 Active 68 DOM
13. 2026-06-02
    days on market $210,000 Active 67 DOM
14. 2026-06-01
    days on market $210,000 Active 66 DOM
15. 2026-05-31
    days on market $210,000 Active 65 DOM
16. 2026-05-31
    days on market $210,000 Active 64 DOM
17. 2026-04-30
    price $210,000 418-char remark

    Show marketing remark (418 chars)

    A fantastic opportunity to experience peaceful country living just minutes from town. Comfort and easy living is is what this 4 bedroom, 2 bathroom, 2,000 sq ft property offers. Downstairs you will find a cozy den with a wood burning fireplace along wit the fourth Bedroom and a full bath. The Backyard has a covered porch, separate patio and the large backyard is fully fenced and ready for your entertaining desires.

18. 2026-03-27
    listed $218,000 New Listing 418-char remark

    Show marketing remark (418 chars)

    A fantastic opportunity to experience peaceful country living just minutes from town. Comfort and easy living is is what this 4 bedroom, 2 bathroom, 2,000 sq ft property offers. Downstairs you will find a cozy den with a wood burning fireplace along wit the fourth Bedroom and a full bath. The Backyard has a covered porch, separate patio and the large backyard is fully fenced and ready for your entertaining desires.

19. 2019-06-19
    soldstatus $137,900
20. 2019-06-10
    soldstatus $137,900 Sold 530-char remark

    Show marketing remark (530 chars)

    This 4 bed/ 2 bath tri-level home is waiting for you! On main level, house features spacious living room, updated kitchen w/ stainless steel appliances, big pantry, open dining room and large laundry. Upstairs has 3 beds and 1 bath. Downstairs has cozy den w/ wood burning fireplace & 1 bedroom & full bath. Updated floors throughout most of house, updated lighting & hardware & tons of natural light. Outside offers covered back porch, fully fenced backyard, French drains, 2 car garage w/ walk in closet.

21. 2019-05-01
    status Under Contract 530-char remark

    Show marketing remark (530 chars)

    This 4 bed/ 2 bath tri-level home is waiting for you! On main level, house features spacious living room, updated kitchen w/ stainless steel appliances, big pantry, open dining room and large laundry. Upstairs has 3 beds and 1 bath. Downstairs has cozy den w/ wood burning fireplace & 1 bedroom & full bath. Updated floors throughout most of house, updated lighting & hardware & tons of natural light. Outside offers covered back porch, fully fenced backyard, French drains, 2 car garage w/ walk in closet.

22. 2019-04-29
    historical Take Backups 530-char remark

    Show marketing remark (530 chars)

    This 4 bed/ 2 bath tri-level home is waiting for you! On main level, house features spacious living room, updated kitchen w/ stainless steel appliances, big pantry, open dining room and large laundry. Upstairs has 3 beds and 1 bath. Downstairs has cozy den w/ wood burning fireplace & 1 bedroom & full bath. Updated floors throughout most of house, updated lighting & hardware & tons of natural light. Outside offers covered back porch, fully fenced backyard, French drains, 2 car garage w/ walk in closet.

23. 2019-04-26
    listed $139,900 New Listing 530-char remark

    Show marketing remark (530 chars)

    This 4 bed/ 2 bath tri-level home is waiting for you! On main level, house features spacious living room, updated kitchen w/ stainless steel appliances, big pantry, open dining room and large laundry. Upstairs has 3 beds and 1 bath. Downstairs has cozy den w/ wood burning fireplace & 1 bedroom & full bath. Updated floors throughout most of house, updated lighting & hardware & tons of natural light. Outside offers covered back porch, fully fenced backyard, French drains, 2 car garage w/ walk in closet.

24. 2014-03-26
    soldstatus $67,500
25. 2014-02-04
    historical
26. 2013-07-27
    listed $60,000
27. 2013-06-24
    historical
28. 2013-02-25
    listed $105,000
29. 2002-07-23
    soldstatus $109,383
30. 2002-04-12
    soldstatus $39,900

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/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 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,349
• − Mortgage interest: −$11,763
• − Property taxes: −$1,634
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,109
• Taxable loss: −$943
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $2,773/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 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

• Census place: Gibson, AR
• 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 (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

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 · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

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

+426.3% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $210,000 CARMLS
• 2026-03-27 Listed $218,000 CARMLS
• 2019-06-19 Sold (Public Records) $137,900 Public Records
• 2019-06-10 Sold (MLS) $137,900 CARMLS
• 2019-05-01 Pending — CARMLS
• 2019-04-29 Contingent — CARMLS
• 2019-04-26 Listed $139,900 CARMLS
• 2014-03-26 Sold (MLS) $67,500 CARMLS
• 2014-02-04 Listing Removed — CARMLS
• 2013-07-27 Listed $60,000 CARMLS
• 2013-06-24 Listing Removed — CARMLS
• 2013-02-25 Listed $105,000 CARMLS
• 2002-07-23 Sold (Public Records) $109,383 Public Records
• 2002-04-12 Sold (Public Records) $39,900 Public Records

Property tax history

+35.0%/yr

Latest (2025): $1,634 · +6.6% YoY. Source: county tax records.