786 Elsie St · Batesville, AR 72501

$90,000

3 bd · 1.5 ba · 1,362 sqft · SingleFamily public records · 14 Days on market

0.29 ac lot Est $124k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Looking for your next investment property or renovation project? Located at 786 Elsie Street in Batesville, Arkansas, this fixer-upper offers plenty of potential for investors, landlords, or buyers looking to add value through improvements. Currently operating as a rental property, this home provides an opportunity to generate income while making updates over time. With a functional layout and established utilities already in place, the property offers a solid foundation for your next project. Situated on a manageable lot within the city limits, you'll enjoy convenient access to schools, shopping, restaurants, medical facilities, and everything Batesville has to offer. Whether you're lookin

Key facts

• Manageable lot
• Convenient access
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• ESTABLISHED UTILITIES
• MANAGEABLE LOT
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Approximate building size 1,362; Approximate lot size 0.29 acres (source: tax records)
• Financial info: Cash and in-house financing available

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water
• Home design: Single-family property (see remarks for details); Located in MAXFIELD WEST subdivision, Batesville, Independence County
• Construction: Other exterior features (see remarks); Other foundation type (see remarks); Other roof type (see remarks)
• Exterior features: Paved road access; Level lot in a subdivision

Interior

• Kitchen: Other kitchen equipment (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating and cooling (see remarks)
• Interior features: Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.0% 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: 175 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

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: 1.37% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.29%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $123,942
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 Arch St	0.49mi	3/2.0	1,401 (+3%)	10mo	$136,280	$97	62
400 E Chestnut St	0.49mi	3/2.0	1,450 (+6%)	10mo	$149,000	$103	56
689 N Central Ave	0.23mi	3/1.0	1,506 (+11%)	16mo	$49,500	$33	56
245 E Carter St	0.35mi	3/2.0	1,281 (-6%)	19mo	$127,600	$100	56
1421 N State St	0.42mi	3/2.0	1,399 (+3%)	22mo	$98,000	$70	56
1409 Addie St	0.43mi	3/1.0	1,257 (-8%)	13mo	$28,000	$22	54
1679 Addie St	0.60mi	3/1.0	1,200 (-12%)	0mo	$35,000	$29	50
411 S Central Ave	0.68mi	2/1.0 (-1)	1,449 (+6%)	6mo	$132,500	$91	46
355 Gregg	0.57mi	3/1.5	1,250 (-8%)	20mo	$132,000	$106	43
469 S Central Ave	0.73mi	2/1.0 (-1)	1,506 (+11%)	4mo	$55,000	$37	38
470 Hawkins St	0.74mi	3/2.0	1,169 (-14%)	6mo	$103,500	$89	35
455 Blossom Dr	0.63mi	3/2.0	1,180 (-13%)	16mo	$150,000	$127	33

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $12,528
• Equity at exit: $13,419

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $45,740
• Equity at exit: $7,782

Cash invested: $25,200 (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: 175
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $426

Break-even live

Break-even rent $689

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $477	-5% $452	+0% $426	+5% $401	+10% $375
Rent	-10% $329	-5% $378	+0% $426	+5% $475	+10% $523
Rate	-1.0pp $471	-0.5pp $449	base $426	+0.5pp $403	+1.0pp $379

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: $22,500
• Closing costs: $2,700
• 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	44d	1	0.45mi

Listing history 11 events

1. 2026-06-21
   days on market $90,000 Active 14 DOM
2. 2026-06-19
   days on market $90,000 Active 12 DOM
3. 2026-06-18
   days on market $90,000 Active 11 DOM
4. 2026-06-17
   days on market $90,000 Active 10 DOM
5. 2026-06-16
   days on market $90,000 Active 9 DOM
6. 2026-06-15
   statusdays on market $90,000 Active 8 DOM
7. 2026-06-14
   days on market $90,000 New Listing 6 DOM
8. 2026-06-12
   days on market $90,000 New Listing 5 DOM
9. 2026-06-09
   days on market $90,000 New Listing 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $90,000 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: $420 · $35/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$156/yr (+$13/mo · 37.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,744
• − Mortgage interest: −$5,041
• − Property taxes: −$420
• − Insurance: −$450
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,618
• Taxable income: $3,855
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,189/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

+291.3% since first listed

6 events — show timeline

• 2026-06-02 Listed $90,000 CARMLS
• 2025-12-02 Sold (Public Records) $240,000 Public Records
• 2013-07-25 Sold (Public Records) $48,000 Public Records
• 2012-04-17 Sold (Public Records) $48,000 Public Records
• 1995-10-12 Sold (Public Records) $27,000 Public Records
• 1980-05-01 Sold (Public Records) $23,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $420 · +10.0% YoY. Source: county tax records.