425 Meade Ln · Batesville, AR 72501

$60,000

3 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 29 Days on market

Built 1984 2.88 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 425 Meade Lane in Batesville—an opportunity ready for the right buyer. With vision and effort, it could be transformed into a rental, flip, or personal residence. The home is full of potential for investors looking to add value and create their next project or a homeowner looking for value. Conveniently located in Batesville, this property provides a chance to invest at a great price point with plenty of upside.

Key facts

• 2.88 acre lot
• Built 1984
• Listed 28 days

Property features AI

Exterior

• Utilities: Septic system
• Home design: Metal/Vinyl siding
• Construction: Metal roof; Crawl space foundation; Metal/Vinyl siding
• Exterior features: Level lot; Rural property; Not in a subdivision; Paved road access

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Tile floors; Wood-burning prefabricated fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.5% 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+, 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $48k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (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: 2.06% ✓
• Cap rate: 18.51%
• Cash-on-cash: 43.65%
• DSCR: 2.94
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.74×
• Total profit: $29,181
• Equity at exit: $8,946

10-year hold

• IRR: 46.8%
• Equity multiple: 5.49×
• Total profit: $75,470
• Equity at exit: $5,188

Cash invested: $16,800 (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: 176
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $611

Break-even live

Break-even rent $460

Max offer price $60,000

Occupancy floor 45%

Sensitivity live

Price	-10% $645	-5% $628	+0% $611	+5% $594	+10% $577
Rent	-10% $514	-5% $562	+0% $611	+5% $660	+10% $708
Rate	-1.0pp $641	-0.5pp $626	base $611	+0.5pp $595	+1.0pp $580

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $60,000 Active 29 DOM
2. 2026-06-18
   days on market $60,000 Active 28 DOM
3. 2026-06-17
   days on market $60,000 Active 27 DOM
4. 2026-06-16
   days on market $60,000 Active 26 DOM
5. 2026-06-15
   days on market $60,000 Active 25 DOM
6. 2026-06-14
   days on market $60,000 Active 23 DOM
7. 2026-06-12
   days on market $60,000 Active 22 DOM
8. 2026-06-09
   days on market $60,000 Active 19 DOM
9. 2026-06-08
   days on market $60,000 Active 18 DOM
10. 2026-06-07
    days on market $60,000 Active 17 DOM
11. 2026-06-07
    days on market $60,000 Active 16 DOM
12. 2026-06-03
    days on market $60,000 Active 13 DOM
13. 2026-06-02
    days on market $60,000 Active 12 DOM
14. 2026-06-01
    days on market $60,000 Active 11 DOM
15. 2026-05-31
    days on market $60,000 Active 10 DOM
16. 2026-05-30
    days on market $60,000 Active 9 DOM
17. 2026-05-21
    listed $60,000 New Listing
18. 2026-04-07
    historical
19. 2026-01-06
    listed $60,000 New Listing
20. 2026-01-05
    historical
21. 2025-10-04
    listed $60,000 New Listing
22. 2021-10-04
    soldstatus $47,500
23. 2021-10-04
    soldstatus $47,500
24. 2021-08-11
    listed $49,999

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$100/yr (+$8/mo · 35.1%)

ⓘ 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 4/10 Moderate 6 d/yr ≥108°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,800
• − Mortgage interest: −$3,361
• − Property taxes: −$284
• − Insurance: −$300
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,745
• Taxable income: $6,742
• Est. tax owed @ 24.0%: −$1,618
• After-tax cash flow: $5,714/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

• 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

+20.0% since first listed

8 events — show timeline

• 2026-05-21 Listed $60,000 CARMLS
• 2026-04-07 Listing Removed — CARMLS
• 2026-01-06 Listed $60,000 CARMLS
• 2026-01-05 Listing Removed — CARMLS
• 2025-10-04 Listed $60,000 CARMLS
• 2021-10-04 Sold (Public Records) $47,500 Public Records
• 2021-10-04 Sold (MLS) $47,500 Batesville
• 2021-08-11 Listed $49,999 Batesville

Property tax history

+17.0%/yr

Latest (2025): $284 · +338.5% YoY. Source: county tax records.