904 SW 4th Ave · Gravette, AR 72736

$250,000

3 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 174 Days on market

0.31 ac lot $154/sqft · at area comps Est $254k · 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).

• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• Cash flow +7.3/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

Key facts

• Private deck
• New lvp floors
• New appliances

Tags

• REMODELED BATHROOMS
• NEW LVP FLOORS
• NEW LIGHT FIXTURES
• NEW APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (38.5% below list).
• Recommended offer: $154k (38.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.8% in Gravette — 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 73/100 on livability (#25 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,764 (38.5% 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. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 13.5

CMA / ARV

• ARV (median comp): $254,459
• List price: $250,000
• Delta: -1.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 SW 4th Ave	0.00mi	3/2.0	1,628 (0%)	1mo	$240,000	$147	99
802 SE 2nd Ave	0.30mi	3/2.0	1,601 (-2%)	6mo	$236,000	$147	78
224 SW Ft. Smith St	0.25mi	3/2.0	1,800 (+11%)	18mo	$324,000	$180	56
242 SW Ft. Smith St	0.23mi	3/2.0	1,800 (+11%)	20mo	$324,000	$180	55
505 Birmingham St	0.65mi	3/2.5	1,734 (+6%)	3mo	$295,000	$170	54
201 Tricha Cir	0.63mi	3/2.0	1,763 (+8%)	5mo	$339,000	$192	53
260 SW Ft. Smith St	0.22mi	3/2.0	1,850 (+14%)	18mo	$327,000	$177	52
111 5th Ave	0.52mi	4/1.0 (+1)	1,541 (-5%)	7mo	$175,000	$114	52
410 SE 3rd Ave	0.49mi	2/2.0 (-1)	1,548 (-5%)	21mo	$215,000	$139	46
503 SE 6th Ave	0.58mi	3/2.0	1,443 (-11%)	14mo	$250,000	$173	42
401 SW Charlotte St	0.56mi	3/2.0	1,797 (+10%)	18mo	$145,000	$81	41

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $114,602
• Equity at exit: $225,220

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $354,200
• Equity at exit: $485,695

Cash invested: $70,000 (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 72736

• Home prices YoY: 20.1%
• Active inventory: 170
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-337

Break-even live

Break-even rent $1,964

Max offer price $190,452

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 2nd Ave SE Gravette, AR	3.0	2.5	1200	$1,500	$1.25	43d	1	0.44mi
803 Granite Cir SW Gravette, AR	3.0	2.0	1263	$1,375	$1.09	21d	1	0.50mi
201 Tricha Cir SW Gravette, AR	3.0	2.0	1742	$2,095	$1.20	14d	1	0.61mi
202 Tricha Cir SW Unit B Gravette, AR	3.0	2.0	1791	$1,450	$0.81	43d	1	0.64mi
305 Tricha Cir Unit B Gravette, AR	3.0	2.0	1791	$1,450	$0.81	14d	1	0.69mi
820 Baker St NW Gravette, AR	3.0	2.5	1456	$1,490	$1.02	14d	1	0.92mi
840 Baker St NW Gravette, AR	3.0	2.5	1456	$1,450	$1.00	14d	1	0.96mi
840 Baker St NW Unit 840 Gravette, AR	3.0	2.5	1450	$1,450	$1.00	43d	1	0.96mi
606 Elgin St NE Gravette, AR	3.0	2.0	1152	$1,400	$1.22	43d	1	1.06mi

Listing history 18 events

1. 2026-05-03
   status Pending 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

2. 2026-05-01
   status Active 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

3. 2026-04-25
   status Pending 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

4. 2026-04-04
   status Active 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

5. 2026-04-02
   historical 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

6. 2026-03-04
   price $250,000 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

7. 2026-01-05
   price $254,000 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

8. 2025-11-24
   status Active 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

9. 2025-11-20
   status Pending 466-char remark

   Show marketing remark (466 chars)

   This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

10. 2025-10-24
    listed $259,000 Active 466-char remark

    Show marketing remark (466 chars)

    This property is USDA RD, and FHA eligible! Perfect for investors or first-time homebuyers. In 2023, several upgrades were made including new LVP floors and carpet, remodeled bathrooms, fresh paint throughout the house, and new kitchen appliances to match the granite countertops. The enormous primary bedroom has an additional attached room, making the ultimate suite. Seller is offering $5,000 in concessions through their preferred lender - reach out for details!

11. 2024-01-25
    soldstatus $229,000
12. 2024-01-09
    soldstatus $229,000 Closed 1028-char remark

    Show marketing remark (1028 chars)

    This home is overflowing with small town charm, all the modern updates, and tons of space! The entire home has brand new flooring, including easy-to-maintain luxury vinyl plank and plush carpet. Look up and you'll notice all of the contemporary and efficient LED light fixtures and ceiling fans. Every wall has a bright, fresh coat of paint just waiting for your family photos and art work. Your kitchen includes shiny new appliances, gorgeous granite countertops, as well as new hardware and fixtures. Your primary bedroom is absolutely enormous with a separate, brand new HVAC unit. The barn-door opening and private deck make it a truly special space. Both bathrooms have been meticulously remodeled as well, and you'll love the utility room with a separate sink to make clean up a breeze. The large, fully fenced backyard is perfect for the kiddos and pets, and all your tools and toys can be stored in your separate outbuilding. The mostly brick exterior also features new siding, soffits, fascia and gutters. See it today!

13. 2023-12-01
    status Pending 1028-char remark

    Show marketing remark (1028 chars)

    This home is overflowing with small town charm, all the modern updates, and tons of space! The entire home has brand new flooring, including easy-to-maintain luxury vinyl plank and plush carpet. Look up and you'll notice all of the contemporary and efficient LED light fixtures and ceiling fans. Every wall has a bright, fresh coat of paint just waiting for your family photos and art work. Your kitchen includes shiny new appliances, gorgeous granite countertops, as well as new hardware and fixtures. Your primary bedroom is absolutely enormous with a separate, brand new HVAC unit. The barn-door opening and private deck make it a truly special space. Both bathrooms have been meticulously remodeled as well, and you'll love the utility room with a separate sink to make clean up a breeze. The large, fully fenced backyard is perfect for the kiddos and pets, and all your tools and toys can be stored in your separate outbuilding. The mostly brick exterior also features new siding, soffits, fascia and gutters. See it today!

14. 2023-11-14
    status Active 1028-char remark

    Show marketing remark (1028 chars)

    This home is overflowing with small town charm, all the modern updates, and tons of space! The entire home has brand new flooring, including easy-to-maintain luxury vinyl plank and plush carpet. Look up and you'll notice all of the contemporary and efficient LED light fixtures and ceiling fans. Every wall has a bright, fresh coat of paint just waiting for your family photos and art work. Your kitchen includes shiny new appliances, gorgeous granite countertops, as well as new hardware and fixtures. Your primary bedroom is absolutely enormous with a separate, brand new HVAC unit. The barn-door opening and private deck make it a truly special space. Both bathrooms have been meticulously remodeled as well, and you'll love the utility room with a separate sink to make clean up a breeze. The large, fully fenced backyard is perfect for the kiddos and pets, and all your tools and toys can be stored in your separate outbuilding. The mostly brick exterior also features new siding, soffits, fascia and gutters. See it today!

15. 2023-11-06
    status Pending 1028-char remark

    Show marketing remark (1028 chars)

    This home is overflowing with small town charm, all the modern updates, and tons of space! The entire home has brand new flooring, including easy-to-maintain luxury vinyl plank and plush carpet. Look up and you'll notice all of the contemporary and efficient LED light fixtures and ceiling fans. Every wall has a bright, fresh coat of paint just waiting for your family photos and art work. Your kitchen includes shiny new appliances, gorgeous granite countertops, as well as new hardware and fixtures. Your primary bedroom is absolutely enormous with a separate, brand new HVAC unit. The barn-door opening and private deck make it a truly special space. Both bathrooms have been meticulously remodeled as well, and you'll love the utility room with a separate sink to make clean up a breeze. The large, fully fenced backyard is perfect for the kiddos and pets, and all your tools and toys can be stored in your separate outbuilding. The mostly brick exterior also features new siding, soffits, fascia and gutters. See it today!

16. 2023-10-31
    listed $229,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    This home is overflowing with small town charm, all the modern updates, and tons of space! The entire home has brand new flooring, including easy-to-maintain luxury vinyl plank and plush carpet. Look up and you'll notice all of the contemporary and efficient LED light fixtures and ceiling fans. Every wall has a bright, fresh coat of paint just waiting for your family photos and art work. Your kitchen includes shiny new appliances, gorgeous granite countertops, as well as new hardware and fixtures. Your primary bedroom is absolutely enormous with a separate, brand new HVAC unit. The barn-door opening and private deck make it a truly special space. Both bathrooms have been meticulously remodeled as well, and you'll love the utility room with a separate sink to make clean up a breeze. The large, fully fenced backyard is perfect for the kiddos and pets, and all your tools and toys can be stored in your separate outbuilding. The mostly brick exterior also features new siding, soffits, fascia and gutters. See it today!

17. 2023-05-31
    soldstatus $107,000
18. 1997-12-30
    soldstatus $58,000

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,452
• − Mortgage interest: −$14,004
• − Property taxes: −$1,640
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$7,273
• Taxable loss: −$8,667
• Est. tax savings @ 24.0%: +$2,080
• After-tax cash flow: $-1,965/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 of 238 in AR

Livability — Gravette

• Score: 73/100
• State rank: #25
• US rank: #5462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gravette, AR
• City population: 8,013
• Population (ZIP): 7,519

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 19% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 85.16%
• Current HPI: 508.2507
• 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

+331.0% since first listed

18 events — show timeline

• 2026-05-03 Pending — NWARMLS
• 2026-05-01 Relisted — NWARMLS
• 2026-04-25 Pending — NWARMLS
• 2026-04-04 Relisted — NWARMLS
• 2026-04-02 Delisted — NWARMLS
• 2026-03-04 Price Changed $250,000 NWARMLS
• 2026-01-05 Price Changed $254,000 NWARMLS
• 2025-11-24 Relisted — NWARMLS
• 2025-11-20 Pending — NWARMLS
• 2025-10-24 Listed $259,000 NWARMLS
• 2024-01-25 Sold (Public Records) $229,000 Public Records
• 2024-01-09 Sold (MLS) $229,000 NWARMLS
• 2023-12-01 Pending — NWARMLS
• 2023-11-14 Relisted — NWARMLS
• 2023-11-06 Pending — NWARMLS
• 2023-10-31 Listed $229,000 NWARMLS
• 2023-05-31 Sold (Public Records) $107,000 Public Records
• 1997-12-30 Sold (Public Records) $58,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,640 · +1.1% YoY. Source: county tax records.