1525 Grays Ave · Batesville, AR 72501

$85,000

2 bd · 1.0 ba · 934 sqft · SingleFamily public records · 17 Days on market

7,405 sqft lot Est $108k · 22% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hard-to-find location. Endless possibilities. Affordable opportunity. Welcome to 1525 Grays Avenue in Batesville, Arkansas — a charming and affordable opportunity located right in the heart of town. Whether you're searching for a starter home, investment property, rental opportunity, or a place to make your own, this 2-bedroom, 1-bath home offers convenience, potential, and value in a location that’s hard to beat. Situated within walking distance of White River Medical Center, shopping, restaurants, schools, and local businesses, this property provides the comfort of in-town living with easy access to everything Batesville has to offer. The home features an efficient layout, com

Key facts

• Private backyard
• In town living
• 7,405 sq ft lot

Tags

• PRIVATE BACKYARD
• IN TOWN LIVING

Property features AI

Finance

• Financial info: Potential financing: Cash or in-house financing

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story (entry level not specified); Property type/description: See remarks for exterior details
• Construction: Metal roof; Crawl space foundation; Construction details: See remarks for exterior
• Exterior features: Level lot located in a river/lake area; Paved road access; Inside city limits

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Other (see remarks)
• Interior features: Wood floors; Kitchen equipment: Other (see remarks); Heating and cooling: Other (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.3% in Batesville — 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 72/100 on livability (#33 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Batesville School District (rural): math 36% / reading 38% proficiency, ranked #104 of 238 in AR (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eagle Mountain Magnet School (math 52% / reading 41%, grade D-, #129 of 454 statewide, top 29%, 903 students, 54% FRL); Batesville Junior High School Charter (math 35% / reading 38%, grade F, #115 of 201 statewide, top 58%, 772 students, 53% FRL, charter); Batesville High School (math 21% / reading 37%, grade F, #156 of 292 statewide, top 53%, 973 students, 45% FRL, charter) — zoned schools at 51% FRL track the district average.
• Market conditions: 175 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.19% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $108,344
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
867 21st St	0.58mi	2/1.0	894 (-4%)	1mo	$104,000	$116	65
1673 Lyon St	0.56mi	2/1.0	896 (-4%)	11mo	$139,000	$155	58
805 Vine St	0.59mi	2/1.0	1,027 (+10%)	3mo	$120,000	$117	53
729 Bates St	0.49mi	3/1.0 (+1)	1,058 (+13%)	1mo	$166,000	$157	49
2175 Neeley St	0.65mi	2/1.0	900 (-4%)	24mo	$85,000	$94	44
415 S 18th St	0.70mi	3/1.0 (+1)	912 (-2%)	23mo	$45,000	$49	40
909 Oak St	0.52mi	2/1.0	1,074 (+15%)	14mo	$85,000	$79	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,278
• Equity at exit: $12,674

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $26,887
• Equity at exit: $7,349

Cash invested: $23,800 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 175
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $284

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $332	-5% $308	+0% $284	+5% $260	+10% $236
Rent	-10% $204	-5% $244	+0% $284	+5% $324	+10% $364
Rate	-1.0pp $327	-0.5pp $306	base $284	+0.5pp $262	+1.0pp $239

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 E Boswell St Unit 12 Batesville, AR	1.0	1.0	660	$750	$1.14	45d	1	0.66mi
2315 Byers St Batesville, AR	2.0	1.5	995	$1,200	$1.21	45d	1	0.69mi
877 23rd St Unit 3 Batesville, AR	2.0	2.0	888	$1,250	$1.41	45d	1	0.71mi
330 S 17th St Apt 11 Batesville, AR	2.0	1.0	752	$875	$1.16	45d	1	0.72mi
2575 Case St Batesville, AR	2.0	1.0	756	$900	$1.19	45d	1	0.93mi
151 W Main St Unit 4 Batesville, AR	2.0	2.0	1000	$1,300	$1.30	45d	1	0.99mi

Listing history 13 events

1. 2026-06-21
   days on market $85,000 Active 17 DOM
2. 2026-06-19
   days on market $85,000 Active 15 DOM
3. 2026-06-18
   days on market $85,000 Active 14 DOM
4. 2026-06-17
   days on market $85,000 Active 13 DOM
5. 2026-06-16
   days on market $85,000 Active 12 DOM
6. 2026-06-15
   days on market $85,000 Active 11 DOM
7. 2026-06-14
   days on market $85,000 Active 9 DOM
8. 2026-06-12
   statusdays on market $85,000 Active 8 DOM
9. 2026-06-09
   days on market $85,000 New Listing 5 DOM
10. 2026-06-08
    days on market $85,000 New Listing 4 DOM
11. 2026-06-07
    days on market $85,000 New Listing 3 DOM
12. 2026-06-07
    remarks 687-char remark
13. 2026-06-07
    listed $85,000 New Listing 2 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: $401 · $33/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$143/yr (+$12/mo · 35.7%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $12,128
• − Mortgage interest: −$4,761
• − Property taxes: −$401
• − Insurance: −$425
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,473
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $2,896/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: Batesville School District
• NCES district ID: 0500019
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $37,304
• Composite: 30.79/100
• National rank: #6147
• State rank: #104 of 238 in AR

Livability — Batesville

• Score: 72/100
• State rank: #33
• US rank: #6274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Batesville, AR
• County: Independence County · 26,218 people
• City population: 26,218
• Metro: Batesville, AR
• Population (ZIP): 26,218
• Household income: $52,829
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 553.0

Population outlook (Independence County) Hauer SSP2

• Today (2025): 37,748 people
• By 2030: 37,962 · +0.6%
• By 2040: 38,151 · +1.1%
• By 2050: 37,980 · +0.6%
• By 2075: 36,622 · -3.0%
• By 2100: 32,741 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Independence

• 2024 margin: Solid R (+59.5) · D 19.2% · R 78.7% · Other 2.1%
• 2008→2024 swing: -22.3pp toward R · 2008: -37.1pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+58.2 2016: R+52.4 2012: R+44.0 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 206.3787
• Rent YoY: —
• Metro: Batesville, 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

+269.6% since first listed

4 events — show timeline

• 2026-06-02 Listed $85,000 CARMLS
• 2025-12-02 Sold (Public Records) $240,000 Public Records
• 2016-02-17 Sold (Public Records) $274,000 Public Records
• 1996-05-24 Sold (Public Records) $23,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $401 · +10.0% YoY. Source: county tax records.