3790 Harrison St · Batesville, AR 72501

$199,999

4 bd · 2.0 ba · 2,156 sqft · SingleFamily public records · 14 Days on market

$93/sqft · 29% below area Est $269k · 26% under

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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 +15.0/15.0
• Cash flow +9.5/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location on this 4 bedroom, 2 bath home offering excellent potential for the right buyer. Property features a functional floor plan and a separate 2-car garage for additional parking and storage. Home is in need of updating and is being sold as-is. Ideal opportunity for investors, renovators, or buyers looking to customize. Conveniently located near local amenities.

Key facts

• Convenient location
• Functional layout
• Detached garage

Tags

• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.7% below list).
• Recommended offer: $139k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Batesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools D.
• 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.
• Market conditions: 176 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

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 $138,675 (30.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.69% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (median comp): $268,544
• List price: $199,999
• Delta: -24.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Gap Rd	0.16mi	4/3.0	2,178 (+1%)	6mo	$325,000	$149	82
124 Big Pine Rd	0.36mi	3/2.0 (-1)	1,976 (-8%)	9mo	$267,000	$135	57
3450 Harrison St	0.61mi	4/3.0	2,330 (+8%)	2mo	$225,000	$97	52
16 Jovi Ln	0.29mi	3/2.0 (-1)	1,852 (-14%)	7mo	$254,900	$138	52
51 Riverwood Dr	0.23mi	3/2.0 (-1)	1,967 (-9%)	22mo	$280,000	$142	52
39 Riverwood Dr	0.35mi	3/2.0 (-1)	1,900 (-12%)	10mo	$265,000	$139	51
43 Shoemaker Cir	0.24mi	3/3.0 (-1)	2,400 (+11%)	12mo	$380,000	$158	51
55 Riverwood Dr	0.20mi	3/2.0 (-1)	1,891 (-12%)	18mo	$275,000	$145	50
55 Gap Rd	0.11mi	3/2.5 (-1)	1,908 (-12%)	23mo	$305,000	$160	50
36 Riverwood Dr	0.31mi	3/2.0 (-1)	1,870 (-13%)	23mo	$265,000	$142	39
171 Stone Flag Rd	0.56mi	3/3.0 (-1)	1,886 (-12%)	10mo	$215,000	$114	35
40 Mill Run Trl	0.74mi	3/2.0 (-1)	1,832 (-15%)	14mo	$225,000	$123	24

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-41,403
• Equity at exit: $29,821

10-year hold

• IRR: -15.1%
• Equity multiple: 0.15×
• Total profit: $-47,827
• Equity at exit: $17,292

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 72501

• Home prices YoY: -16.3%
• Active inventory: 176
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-140

Break-even live

Break-even rent $1,564

Max offer price $175,243

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 21 events

1. 2026-06-19
   days on market $199,999 Active 14 DOM
2. 2026-06-18
   days on market $199,999 Active 13 DOM
3. 2026-06-17
   days on market $199,999 Active 12 DOM
4. 2026-06-16
   days on market $199,999 Active 11 DOM
5. 2026-06-15
   days on market $199,999 Active 10 DOM
6. 2026-06-14
   days on market $199,999 Active 8 DOM
7. 2026-06-12
   days on market $199,999 Active 7 DOM
8. 2026-06-09
   days on market $199,999 Active 4 DOM
9. 2026-06-08
   days on market $199,999 Active 3 DOM
10. 2026-06-07
    days on market $199,999 Active 2 DOM
11. 2026-06-07
    remarks 583-char remark
12. 2026-06-07
    pricedays on marketlisting id $199,999 Active 1 DOM
13. 2026-06-03
    days on market $203,000 Active 117 DOM
14. 2026-06-02
    days on market $203,000 Active 116 DOM
15. 2026-06-01
    days on market $203,000 Active 115 DOM
16. 2026-05-31
    days on market $203,000 Active 114 DOM
17. 2026-05-30
    days on market $203,000 Active 113 DOM
18. 2026-02-06
    listed $203,000 Active 374-char remark

    Show marketing remark (374 chars)

    Great location on this 4 bedroom, 2 bath home offering excellent potential for the right buyer. Property features a functional floor plan and a separate 2-car garage for additional parking and storage. Home is in need of updating and is being sold as-is. Ideal opportunity for investors, renovators, or buyers looking to customize. Conveniently located near local amenities.

19. 2026-02-05
    listed $203,000 New Listing
20. 2026-01-02
    soldstatus $85,000
21. 2002-03-22
    soldstatus $41,000

ⓘ 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: $1,242 · $104/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$38/yr (+$3/mo · 3.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $16,641
• − Mortgage interest: −$11,203
• − Property taxes: −$1,242
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$5,818
• Taxable loss: −$5,285
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $-413/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

+395.1% since first listed

4 events — show timeline

• 2026-02-06 Listed $203,000 Batesville
• 2026-02-05 Listed $203,000 CARMLS
• 2026-01-02 Sold (Public Records) $85,000 Public Records
• 2002-03-22 Sold (Public Records) $41,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,242 · +10.0% YoY. Source: county tax records.