716 Vista St · Gentry, AR 72734

$270,000

4 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 8 Days on market

Built 2020 9,583 sqft lot Est $280k · at est. ↓ 5% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• Cash flow +6.9/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.1/10.0

Listing remarks MLS

BEAUTIFUL HOUSE!

Key facts

• Walk-in closet
• Backyard
• 9,583 sq ft lot

Tags

• WALK-IN CLOSET
• BACKYARD

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage; 1 covered space
• Security: Security system; Fire alarm; Smoke detectors
• Utilities: Electricity available
• Home design: Single-story home; Resale (less than 25 years old)
• Construction: Brick construction; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Back yard fencing; Cleared lot; Shared road frontage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Plumbed for ice maker; Electric water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Granite counters; Pantry; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (37.6% below list).
• Recommended offer: $169k (37.6% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: schools C-, employment D+, amenities 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.
• Market conditions: 255 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

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 $168,550 (37.6% 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. 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?
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: 0.62% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $280,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Brook St	0.10mi	4/2.0	1,654 (-2%)	2mo	$259,000	$157	90
828 Brook St	0.12mi	4/2.0	1,638 (-3%)	1mo	$250,000	$153	89
812 Saddlebrook St	0.11mi	4/2.0	1,654 (-2%)	4mo	$255,000	$154	88
821 Brook St	0.09mi	4/2.0	1,634 (-3%)	8mo	$279,900	$171	84
1017 Rachel St	0.23mi	4/2.0	1,668 (-1%)	4mo	$259,000	$155	84
2000 Maple Ct	0.21mi	4/2.0	1,626 (-4%)	1mo	$280,000	$172	83
1012 Vista Dr	0.21mi	4/2.0	1,626 (-4%)	3mo	$255,000	$157	81
2009 Morgan Cir	0.07mi	4/2.0	1,531 (-9%)	3mo	$254,000	$166	79
2012 Ridge Dr	0.10mi	4/2.0	1,543 (-9%)	8mo	$253,509	$164	74
817 Brook St	0.08mi	3/2.0 (-1)	1,488 (-12%)	2mo	$257,000	$173	70
2124 Carlisle St	0.10mi	3/2.5 (-1)	1,498 (-11%)	4mo	$254,500	$170	66
2121 Carlisle St	0.12mi	3/2.0 (-1)	1,490 (-12%)	7mo	$260,000	$174	64

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $121,105
• Equity at exit: $243,237

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $376,888
• Equity at exit: $524,551

Cash invested: $75,600 (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: 255
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-407

Break-even live

Break-even rent $2,200

Max offer price $198,186

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: $67,500
• Closing costs: $8,100
• 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	13d	1	0.08mi
2129 Brown Bear Ln Gentry, AR	4.0	2.0	1664	$1,695	$1.02	14d	1	0.32mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-14
   listed $270,000 Active
3. 2022-02-09
   soldstatus $567,430
4. 2022-02-03
   soldstatus $283,715 16-char remark

   Show marketing remark (16 chars)

   BEAUTIFUL HOUSE!

5. 2022-02-03
   listed $283,715 16-char remark

   Show marketing remark (16 chars)

   BEAUTIFUL HOUSE!

ⓘ 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: $2,516 · $210/mo
• Projected year-2 tax: $2,516 · $210/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 · 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: $20,226
• − Mortgage interest: −$15,124
• − Property taxes: −$2,516
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$7,855
• Taxable loss: −$9,855
• Est. tax savings @ 24.0%: +$2,365
• After-tax cash flow: $-2,513/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

-4.8% since first listed

5 events — show timeline

• 2026-05-22 Pending — NWARMLS
• 2026-05-14 Listed $270,000 NWARMLS
• 2022-02-09 Sold (Public Records) $567,430 Public Records
• 2022-02-03 Listed $283,715 NWARMLS
• 2022-02-03 Sold (MLS) $283,715 NWARMLS

Property tax history

+44.2%/yr

Latest (2025): $2,516 · +14.0% YoY. Source: county tax records.