20902 Dawn Hill East Rd · Gentry, AR 72734

$295,000

4 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 12 Days on market

Built 1973 1.85 ac lot Est $260k · 13% over

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• ARV discount +1.5/15.0

Listing remarks MLS

Nice older home on 1.85 acres in the Gentry area. 3 bedrooms 2 baths, one car garage, storage building, and other buildings. The seller is installing a new gas furnace. Less than one mile off Highway 59. Tall pine trees grace the front of this home. The backyard is fenced with chain links. A great place to live with 1.85 acres. On City water and septic This is a little gem waiting for its new owner to make it their own. Room for shop building. Come drive by today and call for a showing. . Farm animals are allowed on this property based on fenced-in acreage

Key facts

• Gardening space
• Hobby farm potential
• Updated home

Tags

• UPDATED HOME
• 1.85 ACRES
• GARDENING SPACE
• RECREATION AREA
• HOBBY FARM POTENTIAL
• WALKING TRAILS

Property features AI

Finance

• HOA & community: HOA fee billed monthly

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Utilities: Public water available; Septic tank (septic available); Electric service
• Home design: Single-story home; Brick construction; Architectural shingle roof; Entry on crawlspace; Property more than 25 years old
• Construction: Brick exterior; Crawlspace foundation; Architectural shingle roof; Built over 25 years ago
• Exterior features: Concrete driveway; Covered patio and porch; Outbuilding; Chain link fencing; Level lot; Public paved road access

Interior

• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (31.3% below list).
• Recommended offer: $203k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.8% in Gentry — 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 67/100 on livability (#95 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Gentry School District (town): math 36% / reading 41% proficiency, ranked #71 of 238 in AR (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gentry Intermediate School (math 41% / reading 37%, grade F, #221 of 454 statewide, top 49%, 385 students, 59% FRL); Gentry Middle School (math 37% / reading 41%, grade F, #102 of 201 statewide, top 52%, 375 students, 60% FRL); Gentry High School (math 28% / reading 46%, grade F, #64 of 292 statewide, top 26%, 505 students, 45% FRL).
• Market conditions: 256 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $225k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $202,705 (31.3% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $260,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20796 Dawn Hill East Rd	0.13mi	3/2.0 (-1)	1,736 (0%)	9mo	$342,750	$197	81
20790 Dawn Hill East Rd	0.12mi	3/2.0 (-1)	1,724 (-1%)	11mo	$215,000	$125	79
12569 Pioneer Ln	0.52mi	4/2.0	1,560 (-10%)	9mo	$263,000	$169	52
1733 Ace Ave	0.64mi	4/2.0	1,640 (-6%)	24mo	$236,385	$144	41
1608 Ace Ave	0.73mi	3/2.0 (-1)	1,703 (-2%)	21mo	$254,650	$150	40
1600 Ace Ave	0.74mi	3/2.0 (-1)	1,703 (-2%)	21mo	$255,600	$150	40
1621 Ace Ave	0.73mi	4/2.0	1,640 (-6%)	22mo	$240,000	$146	38
1620 Ace Ave	0.73mi	4/2.0	1,852 (+7%)	22mo	$267,450	$144	37
12654 Pioneer Ln	0.45mi	3/2.0 (-1)	1,925 (+11%)	23mo	$335,000	$174	36
1717 Ace Ave	0.66mi	3/2.0 (-1)	1,523 (-12%)	22mo	$249,000	$163	26
1632 Ace Ave	0.68mi	3/2.0 (-1)	1,480 (-15%)	22mo	$238,300	$161	20

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: 21.9%
• Equity multiple: 2.76×
• Total profit: $145,788
• Equity at exit: $265,759

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $440,756
• Equity at exit: $573,120

Cash invested: $82,600 (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 72734

• Home prices YoY: 12.2%
• Active inventory: 256
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$164 /mo · $1,962/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-232

Break-even live

Break-even rent $2,321

Max offer price $254,002

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-149	+0% $-232	+5% $-316	+10% $-399
Rent	-10% $-392	-5% $-312	+0% $-232	+5% $-152	+10% $-72
Rate	-1.0pp $-84	-0.5pp $-157	base $-232	+0.5pp $-309	+1.0pp $-386

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $295,000 Active 12 DOM
2. 2026-06-18
   days on market $295,000 Active 9 DOM
3. 2026-06-17
   days on market $295,000 Active 8 DOM
4. 2026-06-16
   days on market $295,000 Active 7 DOM
5. 2026-06-15
   statusdays on market $295,000 Active 6 DOM
6. 2026-06-10
   status $295,000 Pending 5 DOM
7. 2026-06-09
   days on market $295,000 Active 5 DOM
8. 2026-06-08
   days on market $295,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $295,000 Active 3 DOM

ⓘ 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: $1,962 · $164/mo
• Projected year-2 tax: $1,962 · $164/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,325
• − Mortgage interest: −$16,525
• − Property taxes: −$1,962
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$8,582
• Taxable loss: −$8,111
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-838/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: Gentry School District
• NCES district ID: 0506540
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $45,160
• Composite: 32.77/100
• National rank: #5629
• State rank: #71 of 238 in AR

Livability — Gentry

• Score: 67/100
• State rank: #95
• US rank: #10230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gentry, AR
• Population (ZIP): 8,385

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 60% Two or more races 25% Hispanic / Latino 13% Asian 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 6% Spanish 4% German/W. Germanic 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: ▲ 44.03%
• Current HPI: 405.1448
• 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

+1240.9% since first listed

15 events — show timeline

• 2026-06-04 Listed $295,000 NWARMLS
• 2024-04-30 Price Changed $275,000 NWARMLS
• 2024-01-26 Price Changed $240,000 NWARMLS
• 2023-12-06 Price Changed $230,000 NWARMLS
• 2023-09-28 Price Changed $250,000 NWARMLS
• 2023-08-24 Price Changed $260,000 NWARMLS
• 2023-08-10 Price Changed $285,000 NWARMLS
• 2022-09-09 Sold (MLS) $225,000 NWARMLS
• 2022-07-26 Pending — NWARMLS
• 2022-05-15 Price Changed $250,000 NWARMLS
• 2022-04-13 Price Changed $280,000 NWARMLS
• 2022-04-05 Relisted — NWARMLS
• 2022-03-10 Delisted — NWARMLS
• 2022-03-09 Listed $285,000 NWARMLS
• 1973-09-05 Sold (Public Records) $22,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,962 · +14.0% YoY. Source: county tax records.