10 Brookway Ln · Gibson, AR 72120

$165,000

4 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 26 Days on market

Built 1973 7,840 sqft lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold before listed

Key facts

• Move-in ready
• Brand-new flooring
• Updated countertops

Tags

• UPDATED COUNTERTOPS
• NEW KITCHEN APPLIANCES
• STYLISH NEW TILE
• FRESH INTERIOR PAINT
• BRAND-NEW FLOORING
• MOVE-IN READY

Property features AI

Exterior

• Parking: Attached garage for one car
• Utilities: Public sewer; Public water; Electric service (municipal/Entergy); Natural gas
• Home design: Brick and frame combination exterior; Located inside city limits; In a subdivision
• Construction: Slab foundation; Composition roof
• Exterior features: Fully fenced yard with chain-link fencing; Outside storage area; Paved road access

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Garbage disposal
• Flooring: Luxury vinyl; No carpet specified
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $203 ($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 $156k (5.3% below list).
• Recommended offer: $156k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.0% in Gibson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#165 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sylvan Hills Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 462 students, 47% FRL); Sylvan Hills Middle School (math 26% / reading 30%, grade F, #150 of 201 statewide, top 76%, 1,122 students, 52% FRL); Sylvan Hills High School (math 16% / reading 29%, grade F, #211 of 292 statewide, top 73%, 1,017 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 248 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,006 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pulaski County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $72k; list at $165k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,196 (5.3% below list)

Questions for the listing agent

1. Built in 1973 — 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 F-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. 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: 0.95% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $104,860
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Brookway Ln	0.00mi	3/1.0 (-1)	1,070 (0%)	3mo	$72,000	$67	93
17508 Batesville Pike	0.16mi	3/1.5 (-1)	1,000 (-6%)	1mo	$145,000	$145	74
6 Parkridge Dr	0.15mi	3/1.5 (-1)	1,222 (+14%)	15mo	$85,000	$70	50
4 Santiago Dr	0.23mi	3/2.0 (-1)	1,230 (+15%)	20mo	$120,000	$98	39
1 Fairfield Dr	0.73mi	3/2.0 (-1)	1,137 (+6%)	20mo	$169,999	$150	30

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-10,949
• Equity at exit: $24,602

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $19,277
• Equity at exit: $14,266

Cash invested: $46,200 (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 72120

• Rents YoY: 4.8%
• Active inventory: 248
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $203

Break-even live

Break-even rent $1,305

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $297	-5% $250	+0% $203	+5% $156	+10% $110
Rent	-10% $80	-5% $141	+0% $203	+5% $265	+10% $327
Rate	-1.0pp $286	-0.5pp $245	base $203	+0.5pp $160	+1.0pp $117

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Brookway Ln Sherwood, AR	3.0	2.0	1170	$1,300	$1.11	45d	1	0.01mi
16 Brookway Ln Sherwood, AR	3.0	2.0	1206	$1,295	$1.07	25d	1	0.05mi
21 Brookway Ln Sherwood, AR	3.0	1.5	1024	$1,195	$1.17	45d	1	0.10mi
38 Compass Point St Sherwood, AR	3.0	2.0	1167	$1,050	$0.90	25d	1	1.30mi
59 Aloha Cir Sherwood, AR	4.0	2.0	1200	$1,195	$1.00	20d	1	1.31mi
500 Oakdale Rd Sherwood, AR	3.0	2.5	1499	$1,750	$1.17	45d	1	1.34mi

Listing history 25 events

1. 2026-06-21
   days on market $165,000 Active 26 DOM
2. 2026-06-18
   days on market $165,000 Active 23 DOM
3. 2026-06-17
   days on market $165,000 Active 22 DOM
4. 2026-06-16
   days on market $165,000 Active 21 DOM
5. 2026-06-15
   days on market $165,000 Active 20 DOM
6. 2026-06-14
   days on market $165,000 Active 18 DOM
7. 2026-06-13
   days on market $165,000 Active 17 DOM
8. 2026-06-10
   days on market $165,000 Active 15 DOM
9. 2026-06-09
   days on market $165,000 Active 14 DOM
10. 2026-06-08
    days on market $165,000 Active 13 DOM
11. 2026-06-07
    days on market $165,000 Active 12 DOM
12. 2026-06-05
    days on market $165,000 Active 9 DOM
13. 2026-06-03
    days on market $165,000 Active 8 DOM
14. 2026-06-02
    statusdays on market $165,000 Active 7 DOM
15. 2026-06-01
    days on market $165,000 New Listing 6 DOM
16. 2026-05-31
    days on market $165,000 New Listing 5 DOM
17. 2026-05-31
    days on market $165,000 New Listing 4 DOM
18. 2026-05-26
    listed $165,000 New Listing
19. 2026-04-07
    soldstatus $72,000
20. 2026-04-02
    soldstatus $72,000 18-char remark

    Show marketing remark (18 chars)

    sold before listed

21. 2026-02-24
    listed $90,000 18-char remark

    Show marketing remark (18 chars)

    sold before listed

22. 2016-08-29
    soldstatus $76,900
23. 2016-08-15
    soldstatus $76,900 Sold 333-char remark

    Show marketing remark (333 chars)

    Great home in a great neighborhood. This home features 3 bedroom 1.5 bath. One car garage with a bonus room that could be an extra bedroom. Home has been remodeled, just need to move in. Storage/hobby room for those that need a good size work area. This house is priced to sell, Bring offers. Sq. Ft. approx. measuring is encouraged.

24. 2016-07-18
    status Under Contract 333-char remark

    Show marketing remark (333 chars)

    Great home in a great neighborhood. This home features 3 bedroom 1.5 bath. One car garage with a bonus room that could be an extra bedroom. Home has been remodeled, just need to move in. Storage/hobby room for those that need a good size work area. This house is priced to sell, Bring offers. Sq. Ft. approx. measuring is encouraged.

25. 2016-07-08
    listed $76,900 New Listing 333-char remark

    Show marketing remark (333 chars)

    Great home in a great neighborhood. This home features 3 bedroom 1.5 bath. One car garage with a bonus room that could be an extra bedroom. Home has been remodeled, just need to move in. Storage/hobby room for those that need a good size work area. This house is priced to sell, Bring offers. Sq. Ft. approx. measuring is encouraged.

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,744
• − Mortgage interest: −$9,243
• − Property taxes: −$1,162
• − Insurance: −$825
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,800
• Taxable loss: −$285
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,506/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Gibson

• Score: 64/100
• State rank: #165
• US rank: #13982

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibson, AR
• County: Pulaski County · 372,764 people
• City population: 33,393
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,365
• Household income: $76,598
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 774.0

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 415,378 people
• By 2030: 423,720 · +2.0%
• By 2040: 435,182 · +4.8%
• By 2050: 440,904 · +6.1%
• By 2075: 445,521 · +7.3%
• By 2100: 419,173 · +0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Pulaski

• 2024 margin: Strong D (+22.1) · D 59.8% · R 37.7% · Other 2.5%
• 2008→2024 swing: +10.6pp toward D · 2008: 11.6pp · 2024: 22.1pp
• All cycles: 2024: D+22.1 2020: D+22.5 2016: D+17.9 2012: D+11.4 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.93%
• Current HPI: 198.9456
• Rent YoY: ▲ 4.81%
• Metro: Little Rock-North Little Rock-Conway, 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

+114.6% since first listed

8 events — show timeline

• 2026-05-26 Listed $165,000 CARMLS
• 2026-04-07 Sold (Public Records) $72,000 Public Records
• 2026-04-02 Sold (MLS) $72,000 CARMLS
• 2026-02-24 Listed $90,000 CARMLS
• 2016-08-29 Sold (Public Records) $76,900 Public Records
• 2016-08-15 Sold (MLS) $76,900 CARMLS
• 2016-07-18 Pending — CARMLS
• 2016-07-08 Listed $76,900 CARMLS

Property tax history

+5.6%/yr

Latest (2025): $1,162 · +4.1% YoY. Source: county tax records.