828 Brook St · Gentry, AR 72734

$250,000

4 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 3 Days on market

Built 2020 8,712 sqft lot Est $272k · 8% under $13/mo HOA · 1% of rent

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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).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0

Listing remarks MLS

New Gentry Community! Zero down, Rural Development Loan available for eligible buyers! This 4 bedroom, 2 bathroom home boasts 1,654 sq feet of brand new construction. Beautiful dark stained cabinetry and flooring provide a sense of elegant living throughout the home. Each home has an attached 2-car garage and ample closet space in each room. These homes include: Full Blinds, Stainless steel appliances: Refrigerator, Range, Dishwasher, Microwave, and Garbage Disposal. Washer/Dryer are not included. Under Construction with estimated completion date of August 1

Key facts

• Pantry
• Split floor plan
• Brick home

Tags

• BRICK HOME
• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING AREA
• EAT-IN KITCHEN
• PANTRY
• DARK-STAINED CABINETS

Property features AI

Finance

• HOA & community: Homeowners association (Real Clear Neighborhoods) with an annual fee of $150; Association management included

Exterior

• Parking: Attached garage; Garage with door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation; Brick and vinyl siding
• Construction: Architectural shingle roof; Built with brick and vinyl siding; Slab foundation
• Exterior features: Concrete driveway; Patio; Back yard fencing; Privacy wood fence; City lot in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Pantry; Programmable thermostat; Split bedrooms; Storage; Window treatments; Double pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (32.5% below list).
• Recommended offer: $169k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 2 comparable units currently listed for rent nearby; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $168,800 (32.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $271,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Brook St	0.00mi	4/2.0	1,638 (0%)	1mo	$250,000	$153	99
816 Brook St	0.04mi	4/2.0	1,654 (+1%)	2mo	$259,000	$157	94
821 Brook St	0.04mi	4/2.0	1,634 (-0%)	8mo	$279,900	$171	91
2000 Maple Ct	0.24mi	4/2.0	1,626 (-1%)	1mo	$280,000	$172	87
1012 Vista Dr	0.21mi	4/2.0	1,626 (-1%)	3mo	$255,000	$157	86
812 Saddlebrook St	0.19mi	4/2.0	1,654 (+1%)	4mo	$255,000	$154	86
1017 Rachel St	0.21mi	4/2.0	1,668 (+2%)	4mo	$259,000	$155	84
2009 Morgan Cir	0.17mi	4/2.0	1,531 (-6%)	3mo	$254,000	$166	79
817 Brook St	0.04mi	3/2.0 (-1)	1,488 (-9%)	2mo	$257,000	$173	76
2124 Carlisle St	0.03mi	3/2.5 (-1)	1,498 (-8%)	4mo	$254,500	$170	75
2012 Ridge Dr	0.22mi	4/2.0	1,543 (-6%)	8mo	$253,509	$164	73
2121 Carlisle St	0.05mi	3/2.0 (-1)	1,490 (-9%)	7mo	$260,000	$174	72

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $116,971
• Equity at exit: $225,220

10-year hold

• IRR: 18.7%
• Equity multiple: 6.14×
• Total profit: $359,459
• 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 72734

• Home prices YoY: 12.2%
• Active inventory: 256
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$206 /mo · $2,473/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-301

Break-even live

Break-even rent $2,069

Max offer price $196,875

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-230	+0% $-301	+5% $-371	+10% $-442
Rent	-10% $-434	-5% $-367	+0% $-301	+5% $-234	+10% $-167
Rate	-1.0pp $-175	-0.5pp $-237	base $-301	+0.5pp $-366	+1.0pp $-431

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2013 Ridge St Gentry, AR	4.0	2.0	1646	$1,682	$1.02	15d	1	0.21mi
2129 Brown Bear Ln Gentry, AR	4.0	2.0	1664	$1,695	$1.02	16d	1	0.27mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: trash

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-30
   listed $250,000 Active
3. 2020-10-16
   soldstatus $185,000 564-char remark

   Show marketing remark (564 chars)

   New Gentry Community! Zero down, Rural Development Loan available for eligible buyers! This 4 bedroom, 2 bathroom home boasts 1,654 sq feet of brand new construction. Beautiful dark stained cabinetry and flooring provide a sense of elegant living throughout the home. Each home has an attached 2-car garage and ample closet space in each room. These homes include: Full Blinds, Stainless steel appliances: Refrigerator, Range, Dishwasher, Microwave, and Garbage Disposal. Washer/Dryer are not included. Under Construction with estimated completion date of August 1

4. 2020-07-21
   listed $181,900 564-char remark

   Show marketing remark (564 chars)

   New Gentry Community! Zero down, Rural Development Loan available for eligible buyers! This 4 bedroom, 2 bathroom home boasts 1,654 sq feet of brand new construction. Beautiful dark stained cabinetry and flooring provide a sense of elegant living throughout the home. Each home has an attached 2-car garage and ample closet space in each room. These homes include: Full Blinds, Stainless steel appliances: Refrigerator, Range, Dishwasher, Microwave, and Garbage Disposal. Washer/Dryer are not included. Under Construction with estimated completion date of August 1

ⓘ 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: $2,473 · $206/mo
• Projected year-2 tax: $2,473 · $206/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $20,256
• − Mortgage interest: −$14,004
• − Property taxes: −$2,473
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$156
• − Depreciation: −$7,273
• Taxable loss: −$8,140
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $-1,655/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

+37.4% since first listed

4 events — show timeline

• 2026-05-04 Pending — NWARMLS
• 2026-04-30 Listed $250,000 NWARMLS
• 2020-10-16 Sold (MLS) $185,000 NWARMLS
• 2020-07-21 Listed $181,900 NWARMLS

Property tax history

+54.6%/yr

Latest (2025): $2,473 · +14.0% YoY. Source: county tax records.