320 W Gary St · Greenwood, AR 72936

$85,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 39 Days on market

0.26 ac lot $108/sqft · 15% below area Est $100k · 15% under

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Why this score? — see what drove the C 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 +18.3/30.0
• ARV discount +14.3/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 320 West Gary Street! Just up the street from the 4-Way Stop by the Junior High! It's the one with the sweet heart shaped shutters. Located on an established street in the heart of Greenwood, this 2 bedroom, 1 bath home offers a great opportunity for an investor or someone ready to step into homeownership. Inside, you’ll find light wood-look laminate flooring, neutral gray tones, an eat-in kitchen with generous cabinet space. It is always so nice to see a window above the sink that brings in natural light. The bathroom features a tub/shower combination, and the layout offers comfortable everyday living. Situated on a lot surrounded by mature trees, the real standout of this

Key facts

• Eat-in kitchen
• Mature trees
• 0.26 acre lot

Tags

• EAT-IN KITCHEN
• WINDOW ABOVE THE SINK
• MATURE TREES
• GREENWOOD SCHOOL DISTRICT
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO BELL PARK

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Masonite exterior; Asphalt shingle roof
• Exterior features: Partial fencing; City lot; Paved road frontage; Lot dimensions approximately 65' x 169' x 70' x 170'

Interior

• Kitchen: Range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas, electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

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 $78 ($940/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $76k (10.4% below list).
• Recommended offer: $76k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.6% in Greenwood — 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 (#35 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Greenwood School District (town): math 59% / reading 58% proficiency, ranked #5 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westwood Elementary School (math 77% / reading 58%, grade B+, #17 of 454 statewide, top 4%, 823 students, 38% FRL); Greenwood Junior High School (math 60% / reading 62%, grade B+, #10 of 201 statewide, top 4%, 632 students, 30% FRL); Greenwood High School (math 38% / reading 52%, grade D-, #27 of 292 statewide, top 10%, 879 students, 20% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 147 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 388 units permitted in Sebastian County in 2024 (16 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.
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $76,179 (10.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $100,201
• List price: $85,000
• Delta: -15.17%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 E Denver St	0.60mi	2/1.0	848 (+8%)	16mo	$80,000	$94	46
108 N Coker St	0.36mi	2/2.0	900 (+14%)	15mo	$93,500	$104	43

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-8,812
• Equity at exit: $12,674

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-1,362
• 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 72936

• Home prices YoY: -21.4%
• Active inventory: 147
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $762 high
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $78

Break-even live

Break-even rent $663

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $126	-5% $102	+0% $78	+5% $54	+10% $30
Rent	-10% $18	-5% $48	+0% $78	+5% $108	+10% $139
Rate	-1.0pp $121	-0.5pp $100	base $78	+0.5pp $56	+1.0pp $34

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E Knoxville St Unit 08 Greenwood, AR	2.0	1.0	800	$695	$0.87	45d	1	0.44mi
300 E Knoxville St Unit 06 Greenwood, AR	2.0	1.0	800	$695	$0.87	22d	1	0.45mi
830 W Denver St Unit 801 Greenwood, AR	2.0	1.0	788	$725	$0.92	45d	1	0.59mi
336 W Dogwood St Unit 3 Greenwood, AR	3.0	1.0	850	$695	$0.82	14d	1	0.75mi
340 W Dogwood St Unit 3 Greenwood, AR	1.0	1.0	1000	$600	$0.60	14d	1	0.77mi
1139 W Denver St Greenwood, AR	3.0	1.0	1006	$1,250	$1.24	14d	1	0.92mi
40 Grand Maple Dr Greenwood, AR	3.0	1.0	1090	$1,100	$1.01	14d	1	1.27mi

Listing history 22 events

1. 2026-06-21
   days on market $85,000 Active 39 DOM
2. 2026-06-19
   days on market $85,000 Active 37 DOM
3. 2026-06-18
   days on market $85,000 Active 36 DOM
4. 2026-06-17
   days on market $85,000 Active 35 DOM
5. 2026-06-16
   days on market $85,000 Active 34 DOM
6. 2026-06-15
   days on market $85,000 Active 33 DOM
7. 2026-06-14
   days on market $85,000 Active 31 DOM
8. 2026-06-13
   days on market $85,000 Active 30 DOM
9. 2026-06-10
   days on market $85,000 Active 28 DOM
10. 2026-06-09
    days on market $85,000 Active 27 DOM
11. 2026-06-08
    days on market $85,000 Active 26 DOM
12. 2026-06-07
    days on market $85,000 Active 25 DOM
13. 2026-06-05
    days on market $85,000 Active 22 DOM
14. 2026-06-03
    days on market $85,000 Active 21 DOM
15. 2026-06-02
    days on market $85,000 Active 20 DOM
16. 2026-06-01
    days on market $85,000 Active 19 DOM
17. 2026-05-31
    days on market $85,000 Active 18 DOM
18. 2026-05-30
    days on market $85,000 Active 17 DOM
19. 2026-05-11
    listed $85,000 Active 1166-char remark
20. 2005-12-01
    soldstatus $35,000
21. 1997-08-12
    soldstatus $34,000
22. 1993-12-28
    soldstatus $10,000

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$36/yr (+$3/mo · 7.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 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: $9,141
• − Mortgage interest: −$4,761
• − Property taxes: −$508
• − Insurance: −$425
• − Repairs & maintenance: −$731
• − Management: −$731
• − Depreciation: −$2,473
• Taxable loss: −$488
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $1,057/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: Greenwood School District
• NCES district ID: 0506990
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $55,015
• Composite: 50.33/100
• National rank: #1879
• State rank: #5 of 238 in AR

Livability — Greenwood

• Score: 72/100
• State rank: #35
• US rank: #6396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, AR
• Population (ZIP): 14,182

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.40%
• Current HPI: 222.3233
• 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

+750.0% since first listed

4 events — show timeline

• 2026-05-11 Listed $85,000 WRVBOR
• 2005-12-01 Sold (Public Records) $35,000 Public Records
• 1997-08-12 Sold (Public Records) $34,000 Public Records
• 1993-12-28 Sold (Public Records) $10,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $508 · +8.7% YoY. Source: county tax records.