565 W Wycough St · Batesville, AR 72501

$34,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 2 Days on market

Built 1970 9,147 sqft 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

Investor opportunity! This 3-bedroom, 1-bath home located on W. Wycough Street is currently tenant-occupied and ready for its next owner. The property features a fenced backyard along with a spacious storage building that conveys with the sale. Whether you’re looking for a turnkey rental investment or a property to update and make your own, this home offers great potential and flexibility.

Key facts

• Fenced backyard
• 9,147 sq ft lot
• Built 1970

Tags

• FENCED BACKYARD
• SPACIOUS STORAGE BUILDING
• TURNKEY RENTAL INVESTMENT

Property features AI

Finance

• Financial info: Cash and in-house financing available

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric service (municipal, Entergy); Natural gas
• Home design: Rock and frame exterior
• Construction: Crawl space foundation; Architectural shingle roof
• Exterior features: Partially fenced yard; Paved road access; Sloped and level lot areas; Inside city limits

Interior

• Kitchen: Free-standing stove
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Gas space heater
• Interior features: Wood-burning site-built fireplace; Sheetrock and paneling walls/ceilings
• Laundry & utility: Laundry room

🏷️ Possibly a rental listed for sale. The $34,000 price doesn't fit this home's estimated sale value (~$124,236) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Cap rate 30.2% 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; 1 comparable units currently listed for rent nearby; 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 $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 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.

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 $34,000

Questions for the listing agent

1. Built in 1970 — 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: 3.37% ✓
• Cap rate: 30.23%
• Cash-on-cash: 85.48%
• DSCR: 4.80
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $124,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1180 Arch St	0.49mi	3/1.0	945 (-4%)	4mo	$119,000	$126	67
325 Broadwater Ln	0.47mi	2/1.0 (-1)	980 (-1%)	7mo	$114,900	$117	66
160 E Pine St	0.52mi	2/1.0 (-1)	988 (+0%)	14mo	$80,000	$81	59
515 Elsie St	0.48mi	2/1.0 (-1)	928 (-6%)	5mo	$123,500	$133	59
480 Hawkins St	0.36mi	2/1.0 (-1)	1,102 (+12%)	3mo	$139,500	$127	56
133 E Carter St	0.54mi	3/1.0	936 (-5%)	15mo	$120,000	$128	54
160 W Carter St	0.51mi	2/1.0 (-1)	910 (-8%)	11mo	$77,000	$85	50
1815 Arch St	0.59mi	3/1.0	1,107 (+12%)	3mo	$123,000	$111	49
150 W Chestnut	0.57mi	3/1.0	923 (-6%)	16mo	$155,200	$168	49
355 E Chestnut St	0.68mi	2/1.0 (-1)	915 (-7%)	6mo	$65,000	$71	46
1995 N Heights Ave	0.71mi	2/1.0 (-1)	892 (-10%)	9mo	$119,900	$134	39
2095 N Heights Ave	0.74mi	2/2.0 (-1)	1,118 (+13%)	9mo	$58,000	$52	26

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: 85.9%
• Equity multiple: 4.96×
• Total profit: $37,696
• Equity at exit: $5,070

10-year hold

• IRR: 89.1%
• Equity multiple: 10.30×
• Total profit: $88,493
• Equity at exit: $2,940

Cash invested: $9,520 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $678

Break-even live

Break-even rent $287

Max offer price $34,000

Occupancy floor 36%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.88mi

Listing history 4 events

1. 2026-06-18
   status $34,000 Under Contract 2 DOM
2. 2026-06-18
   days on market $34,000 New Listing 2 DOM
3. 2026-06-17
   remarks 392-char remark
4. 2026-06-17
   listed $34,000 New Listing 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: $415 · $35/mo
• Projected year-2 tax: $415 · $35/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $13,750
• − Mortgage interest: −$1,905
• − Property taxes: −$415
• − Insurance: −$170
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$989
• Taxable income: $8,071
• Est. tax owed @ 24.0%: −$1,937
• After-tax cash flow: $6,201/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

-85.1% since first listed

4 events — show timeline

• 2026-06-16 Listed $34,000 CARMLS
• 2025-10-12 Listing Removed — CARMLS
• 2025-10-08 Listed $54,000 CARMLS
• 1985-04-23 Sold (Public Records) $227,573 Public Records

Property tax history

+32.6%/yr

Latest (2025): $415 · +18932.1% YoY. Source: county tax records.