104 N Pine Ave · Gentry, AR 72734

$200,000

2 bd · 1.5 ba · 768 sqft · SingleFamily public records · 82 Days on market

Built 2000 8,712 sqft lot Est $143k · 40% 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).

• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

Key facts

• Level park-like lot
• Large bonus room
• Private bath

Tags

• LEVEL PARK-LIKE LOT
• MATURE TREES
• LARGE WALK-IN CLOSET
• PRIVATE BATH
• LARGE BONUS ROOM
• TWO MINI-SPLIT SYSTEMS

Property features AI

Finance

• HOA & community: Monthly association fee; Community playground; Near schools; Near park

Exterior

• Security: Security system
• Utilities: Electricity available; Public water; Sewer available
• Home design: 2-story home
• Construction: Wood siding; Metal roof; Block and slab foundation; Resale (less than 25 years old)
• Exterior features: Covered porch; Unpaved driveway; Central business district lot; Cleared, level city lot near a park; Open lot; Public road frontage; Paved road surface

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Granite counters
• Flooring: Concrete; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Ceiling fan(s); Granite counters
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (28.9% below list).
• Recommended offer: $142k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools C-, employment D+, amenities 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.
• Market conditions: 255 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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; list at $200k implies a 50% gain — meaningful room to come down on a strong offer.

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 $142,166 (28.9% 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 82 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $142,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 N Little Ave	0.27mi	2/1.0	768 (0%)	20mo	$143,000	$186	69
200 N Little Ave	0.24mi	2/1.0	736 (-4%)	21mo	$118,000	$160	63

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $101,453
• Equity at exit: $180,176

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $304,455
• Equity at exit: $388,556

Cash invested: $56,000 (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 72734

• Home prices YoY: 12.2%
• Active inventory: 255
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-116

Break-even live

Break-even rent $1,569

Max offer price $179,459

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-01
   statusdays on market $200,000 Pending 82 DOM
2. 2026-05-31
   days on market $200,000 Active 81 DOM
3. 2026-05-31
   days on market $200,000 Active 80 DOM
4. 2026-04-20
   price $200,000
5. 2026-04-07
   price $220,000
6. 2026-03-11
   listed $235,000 Active
7. 2025-05-29
   soldstatus $133,000 Closed 414-char remark

   Show marketing remark (414 chars)

   Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

8. 2025-04-04
   status Pending 414-char remark

   Show marketing remark (414 chars)

   Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

9. 2025-03-28
   price $125,000 414-char remark

   Show marketing remark (414 chars)

   Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

10. 2025-03-14
    price $140,000 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

11. 2025-02-13
    price $150,000 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

12. 2025-01-14
    price $160,000 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

13. 2024-12-13
    price $170,000 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

14. 2024-12-04
    status Active 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

15. 2024-11-28
    historical 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

16. 2024-11-13
    listed $180,000 Active 414-char remark

    Show marketing remark (414 chars)

    Close to downtown, this uniquely designed home offers a rustic charm. Main level features an open kitchen area concept to the living and dining, a bedroom, utility with half bath, and the previous garage converted to extra living space. The upstairs loft is where you'll find the primary bedroom/full bath with a large closet and sitting area. 2 mini split units heat and cool the interior. Sold AS-IS, no repairs.

17. 2023-10-12
    price $215,000
18. 2023-09-21
    price $225,000
19. 2022-05-17
    soldstatus $200,000
20. 2022-05-13
    soldstatus $200,000 Closed
21. 2022-04-11
    status Pending
22. 2022-04-07
    listed $189,999 Active
23. 2020-11-12
    soldstatus $46,101
24. 2020-10-05
    listed $48,000

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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 3% 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: $17,060
• − Mortgage interest: −$11,203
• − Property taxes: −$1,287
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$5,818
• Taxable loss: −$4,978
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $-201/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

+316.7% since first listed

21 events — show timeline

• 2026-04-20 Price Changed $200,000 NWARMLS
• 2026-04-07 Price Changed $220,000 NWARMLS
• 2026-03-11 Listed $235,000 NWARMLS
• 2025-05-29 Sold (MLS) $133,000 NWARMLS
• 2025-04-04 Pending — NWARMLS
• 2025-03-28 Price Changed $125,000 NWARMLS
• 2025-03-14 Price Changed $140,000 NWARMLS
• 2025-02-13 Price Changed $150,000 NWARMLS
• 2025-01-14 Price Changed $160,000 NWARMLS
• 2024-12-13 Price Changed $170,000 NWARMLS
• 2024-12-04 Relisted — NWARMLS
• 2024-11-28 Delisted — NWARMLS
• 2024-11-13 Listed $180,000 NWARMLS
• 2023-10-12 Price Changed $215,000 NWARMLS
• 2023-09-21 Price Changed $225,000 NWARMLS
• 2022-05-17 Sold (Public Records) $200,000 Public Records
• 2022-05-13 Sold (MLS) $200,000 NWARMLS
• 2022-04-11 Pending — NWARMLS
• 2022-04-07 Listed $189,999 NWARMLS
• 2020-11-12 Sold (MLS) $46,101 NWARMLS
• 2020-10-05 Listed $48,000 NWARMLS

Property tax history

+10.7%/yr

Latest (2025): $1,287 · +0.0% YoY. Source: county tax records.