209 E Pine St · Batesville, AR 72501

$100,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 14 Days on market

Built 1968 Est $114k · 12% 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 +22.5/30.0
• ARV discount +12.9/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• 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

Stairs lead to spacious attic, great for extra storage

Key facts

• Extra storage
• Spacious attic
• Built 1968

Tags

• SPACIOUS ATTIC
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $97k (3.2% below list).
• Recommended offer: $97k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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+, 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $96,836 (3.2% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $113,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 E Chestnut St	0.15mi	2/1.0	915 (-1%)	6mo	$65,000	$71	86
515 Elsie St	0.28mi	2/1.0	928 (+0%)	5mo	$123,500	$133	82
160 W Carter St	0.17mi	2/1.0	910 (-2%)	11mo	$77,000	$85	81
1180 Arch St	0.19mi	3/1.0 (+1)	945 (+2%)	4mo	$119,000	$126	79
133 E Carter St	0.11mi	3/1.0 (+1)	936 (+1%)	15mo	$120,000	$128	76
160 E Pine St	0.06mi	2/1.0	988 (+7%)	14mo	$80,000	$81	74
150 W Chestnut	0.21mi	3/1.0 (+1)	923 (-0%)	16mo	$155,200	$168	72
403 Water St	0.41mi	2/2.0	936 (+1%)	16mo	$115,000	$123	62
1995 N Heights Ave	0.71mi	2/1.0	892 (-4%)	9mo	$119,900	$134	54
325 Broadwater Ln	0.70mi	2/1.0	980 (+6%)	7mo	$114,900	$117	51
479 N State St	0.30mi	2/1.0	1,047 (+13%)	20mo	$80,000	$76	47
1701 Addie St	0.53mi	2/1.0	800 (-13%)	17mo	$68,500	$86	38

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,546
• Equity at exit: $14,910

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $8,776
• Equity at exit: $8,646

Cash invested: $28,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $168

Break-even live

Break-even rent $756

Max offer price $100,000

Occupancy floor 78%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 W Main St Unit 4 Batesville, AR	2.0	2.0	1000	$1,300	$1.30	43d	1	0.44mi
507 Ferrell St Unit 1280 Agnes Batesville, AR	1.0	1.0	650	$695	$1.07	43d	1	0.55mi
1520 E Boswell St Unit 12 Batesville, AR	1.0	1.0	660	$750	$1.14	43d	1	1.10mi
330 S 17th St Apt 11 Batesville, AR	2.0	1.0	752	$875	$1.16	43d	1	1.19mi

Listing history 12 events

1. 2026-06-19
   days on market $100,000 Active 14 DOM
2. 2026-06-18
   days on market $100,000 Active 13 DOM
3. 2026-06-17
   days on market $100,000 Active 12 DOM
4. 2026-06-16
   days on market $100,000 Active 11 DOM
5. 2026-06-15
   days on market $100,000 Active 10 DOM
6. 2026-06-14
   days on market $100,000 Active 8 DOM
7. 2026-06-12
   days on market $100,000 Active 7 DOM
8. 2026-06-09
   days on market $100,000 Active 4 DOM
9. 2026-06-08
   days on market $100,000 Active 3 DOM
10. 2026-06-07
    days on market $100,000 Active 2 DOM
11. 2026-06-07
    remarks 54-char remark
12. 2026-06-07
    listed $100,000 Active 1 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: $371 · $31/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$269/yr (+$22/mo · 72.6%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,620
• − Mortgage interest: −$5,602
• − Property taxes: −$371
• − Insurance: −$500
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,909
• Taxable income: $380
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,925/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

+143.9% since first listed

4 events — show timeline

• 2026-06-05 Listed $100,000 FSBO.com
• 2024-05-01 Sold (Public Records) $79,000 Public Records
• 2015-06-15 Sold (Public Records) $47,250 Public Records
• 2006-01-31 Sold (Public Records) $41,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $371 · +0.0% YoY. Source: county tax records.