719 S Broad St · Batesville, AR 72502

$105,000

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 17 Days on market

0.26 ac lot Est $133k · 21% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover a unique opportunity in the heart of Batesville with this versatile property featuring a charming 3-bedroom, 1-bath main residence and a separate detached studio apartment that is a blank slate. Whether you're looking to generate rental income, accommodate extended family, or create a private workspace, this property offers endless possibilities. The main home provides comfortable living with spacious bedrooms, a functional layout, and plenty of natural light. The detached studio apartment has been gutted and adds tremendous value, offering a second living space that can serve as a long-term rental, guest suite, home office, or additional income source. Tenant occupied. Current ren

Key facts

• 0.26 acre lot
• Listed 16 days

Tags

• DETACHED STUDIO APARTMENT

Property features AI

Finance

• Financial info: Cash and in-house financing available

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property (per building info); Entry on main level
• Construction: Crawl space foundation; Roof described in remarks
• Exterior features: Porch; Paved road access; Level lot; Inside city limits

Interior

• Kitchen: Kitchen equipment as described in remarks
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and/or cooling described in remarks
• Interior features: Carpet, wood, and vinyl flooring; Laundry room; Kitchen with equipment noted in remarks
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$132,756) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $103,425 (1.5% below list)

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: 1.10% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $132,756
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 Broad St	0.12mi	2/1.0	1,120 (-6%)	2mo	$133,000	$119	82
856 Broad St	0.14mi	3/2.0 (+1)	1,280 (+7%)	0mo	$142,000	$111	73
729 Bates St	0.07mi	3/1.0 (+1)	1,058 (-12%)	1mo	$166,000	$157	72
749 Bates St	0.08mi	2/2.0	1,169 (-2%)	22mo	$135,000	$115	70
523 S Broad St	0.15mi	2/1.0	1,152 (-4%)	21mo	$101,000	$88	70
805 Vine St	0.28mi	2/1.0	1,027 (-14%)	3mo	$120,000	$117	61
909 Oak St	0.30mi	2/1.0	1,074 (-10%)	14mo	$85,000	$79	57
160 W Fowler St	0.41mi	3/1.0 (+1)	1,100 (-8%)	22mo	$22,500	$20	44
149 Edgarroaroa Rd	0.63mi	3/2.0 (+1)	1,308 (+9%)	4mo	$145,800	$111	42
479 N State St	0.74mi	2/1.0	1,047 (-12%)	20mo	$80,000	$76	28

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: 17.1%
• Equity multiple: 1.97×
• Total profit: $28,605
• Equity at exit: $47,213

10-year hold

• IRR: 18.5%
• Equity multiple: 3.70×
• Total profit: $79,422
• Equity at exit: $72,760

Cash invested: $29,400 (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 72502

• Active inventory: 1
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$551
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $251

Break-even live

Break-even rent $835

Max offer price $105,000

Occupancy floor 73%

Sensitivity live

Price	-10% $310	-5% $281	+0% $251	+5% $221	+10% $191
Rent	-10% $160	-5% $205	+0% $251	+5% $296	+10% $342
Rate	-1.0pp $304	-0.5pp $278	base $251	+0.5pp $224	+1.0pp $196

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	45d	1	0.52mi
330 S 17th St Apt 11 Batesville, AR	2.0	1.0	752	$875	$1.16	45d	1	0.81mi
2315 Byers St Batesville, AR	2.0	1.5	995	$1,200	$1.21	45d	1	1.08mi
877 23rd St Unit 3 Batesville, AR	2.0	2.0	888	$1,250	$1.41	45d	1	1.08mi
2575 Case St Batesville, AR	2.0	1.0	756	$900	$1.19	45d	1	1.29mi

Listing history 14 events

1. 2026-06-21
   days on market $105,000 Active 17 DOM
2. 2026-06-19
   days on market $105,000 Active 15 DOM
3. 2026-06-18
   days on market $105,000 Active 14 DOM
4. 2026-06-17
   days on market $105,000 Active 13 DOM
5. 2026-06-16
   days on market $105,000 Active 12 DOM
6. 2026-06-16
   remarks 699-char remark
7. 2026-06-15
   days on market $105,000 Active 11 DOM
8. 2026-06-14
   days on market $105,000 Active 9 DOM
9. 2026-06-12
   statusdays on market $105,000 Active 8 DOM
10. 2026-06-09
    days on market $105,000 New Listing 5 DOM
11. 2026-06-08
    days on market $105,000 New Listing 4 DOM
12. 2026-06-07
    days on market $105,000 New Listing 3 DOM
13. 2026-06-07
    remarks 670-char remark
14. 2026-06-07
    listed $105,000 New Listing 2 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: $787 · $66/mo
• Projected year-2 tax: $787 · $66/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,836
• − Mortgage interest: −$5,882
• − Property taxes: −$787
• − Insurance: −$525
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,055
• Taxable income: $1,374
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,681/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+377.3% since first listed

5 events — show timeline

• 2026-06-02 Listed $105,000 CARMLS
• 2025-12-02 Sold (Public Records) $240,000 Public Records
• 2016-02-17 Sold (Public Records) $274,000 Public Records
• 2007-08-01 Sold (Public Records) $50,000 Public Records
• 1978-07-24 Sold (Public Records) $22,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $787 · +10.0% YoY. Source: county tax records.