104 N Gosnell St N · Gosnell, AR 72316

$728,000

None bd · None ba · 9,974 sqft · MultiFamily · 30 Days on market

Poor condition 1.92 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investment opportunity in Gosnell! This portfolio includes a 4-plex, two duplexes, and three single-family homes, offering a diverse mix of rental income potential. Located near a desirable school, these properties are ideal for investors looking to expand their portfolio with solid returns.

Key facts

• 1.92 acre lot
• Listed 30 days

Property features AI

Finance

• Other: Listed by Select Properties (Northeast Arkansas BOR)

Exterior

• Home design: Multi-family residential income property; Located in the Quality Acres 2nd subdivision
• Exterior features: Property sits on 1.92 acres

What this means for you Summary

Snapshot

• This is a multifamily listed at $728k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $728k).
• Recommended offer: $717k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#67 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Gosnell School District (town): math 46% / reading 42% proficiency, ranked #42 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gosnell Elementary School (math 58% / reading 47%, grade C-, #75 of 454 statewide, top 17%, 561 students, 76% FRL); Gosnell High School (math 36% / reading 37%, grade F, #79 of 292 statewide, top 27%, 612 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($5k loan paydown + $22k appreciation (3.0% local appreciation)).
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $204k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($717k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $435k; list at $728k implies a 67% gain — meaningful room to come down on a strong offer.

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 $717,080 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.03×
• Total profit: $209,624
• Equity at exit: $327,340

10-year hold

• IRR: 19.4%
• Equity multiple: 3.83×
• Total profit: $575,849
• Equity at exit: $504,470

Cash invested: $203,840 (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 72316

• Active inventory: 1
• Price-to-rent: 62.3×

Monthly cashflow live

• Estimated rent: $8,789 medium
• Mortgage (P&I): −$3,818
• Tax est. 1.5%: −$910 /mo · $10,920/yr
• Insurance: −$303
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,846
• Net cashflow: $1,912

Break-even live

Break-even rent $6,368

Max offer price $728,000

Occupancy floor 73%

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$5,844
1× unit	3	1	$983
▸ 2× units	3	2	$1,966
Total (9 units)			$8,789

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: $182,000
• Closing costs: $21,840
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $728,000 Active 30 DOM
2. 2026-06-18
   days on market $728,000 Active 29 DOM
3. 2026-06-17
   days on market $728,000 Active 28 DOM
4. 2026-06-16
   days on market $728,000 Active 27 DOM
5. 2026-06-15
   days on market $728,000 Active 26 DOM
6. 2026-06-14
   days on market $728,000 Active 24 DOM
7. 2026-06-12
   days on market $728,000 Active 23 DOM
8. 2026-06-09
   days on market $728,000 Active 20 DOM
9. 2026-06-08
   days on market $728,000 Active 19 DOM
10. 2026-06-07
    days on market $728,000 Active 18 DOM
11. 2026-06-07
    days on market $728,000 Active 17 DOM
12. 2026-06-04
    days on market $728,000 Active 14 DOM
13. 2026-06-02
    days on market $728,000 Active 13 DOM
14. 2026-06-01
    days on market $728,000 Active 12 DOM
15. 2026-05-31
    days on market $728,000 Active 11 DOM
16. 2026-05-31
    days on market $728,000 Active 10 DOM
17. 2026-05-19
    listed $728,000 Active
18. 2025-03-17
    soldstatus $435,000 292-char remark

    Show marketing remark (292 chars)

    Investment opportunity in Gosnell! This portfolio includes a 4-plex, two duplexes, and three single-family homes, offering a diverse mix of rental income potential. Located near a desirable school, these properties are ideal for investors looking to expand their portfolio with solid returns.

19. 2025-02-01
    listed $435,000 292-char remark

    Show marketing remark (292 chars)

    Investment opportunity in Gosnell! This portfolio includes a 4-plex, two duplexes, and three single-family homes, offering a diverse mix of rental income potential. Located near a desirable school, these properties are ideal for investors looking to expand their portfolio with solid returns.

20. 2023-06-06
    historical
21. 2022-06-08
    soldstatus $50,250
22. 2022-05-01
    listed $50,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $105,468
• − Mortgage interest: −$40,779
• − Property taxes: −$10,920
• − Insurance: −$3,640
• − Repairs & maintenance: −$8,437
• − Management: −$8,437
• − Depreciation: −$21,178
• Taxable income: $12,076
• Est. tax owed @ 24.0%: −$2,898
• After-tax cash flow: $20,049/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to improve its condition and value. Immediate focus should be on the roof, exterior, and HVAC systems.

Repairs flagged

• Major roof — Shingles are visibly deteriorated
• Major exterior siding — Siding is peeling and damaged
• Major concrete driveway — Cracks and unevenness
• Major windows — Old, possibly single-pane windows
• Major HVAC/mechanicals — No visible systems, likely outdated

Value-add opportunities

• Both Replace roof — Critical to safety and appearance
• Both Repair and paint exterior siding — Improves curb appeal and value
• Both Replace windows — Enhances energy efficiency and appearance
• Both Install new HVAC system — Improves comfort and energy efficiency
• Both Repair and resurface driveway — Enhances curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles are visibly deteriorated	Major	$15,000–50,000
exterior siding · Siding is peeling and damaged	Major	$15,000–50,000
concrete driveway · Cracks and unevenness	Major	$15,000–50,000
windows · Old, possibly single-pane windows	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Replace roof — Critical to safety and appearance ↑
• Both Repair and paint exterior siding — Improves curb appeal and value ↑
• Both Replace windows — Enhances energy efficiency and appearance ↑
• Both Install new HVAC system — Improves comfort and energy efficiency ↑
• Both Repair and resurface driveway — Enhances curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gosnell School District
• NCES district ID: 0500029
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $42,829
• Composite: 37.15/100
• National rank: #4484
• State rank: #42 of 238 in AR

Livability — Gosnell

• Score: 69/100
• State rank: #67
• US rank: #8504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gosnell, AR

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1356.0% since first listed

6 events — show timeline

• 2026-05-19 Listed $728,000 NEABOR MLS
• 2025-03-17 Sold (MLS) $435,000 NEABOR MLS
• 2025-02-01 Listed $435,000 NEABOR MLS
• 2023-06-06 Rental Removed — RENT.
• 2022-06-08 Sold (MLS) $50,250 NEABOR MLS
• 2022-05-01 Listed $50,000 NEABOR MLS