513 Kirkland St · Gassville, AR 72635

$142,900

2 bd · 1.0 ba · 991 sqft · SingleFamily public records · 95 Days on market

0.30 ac lot $144/sqft · 7% below area Est $154k · 7% under

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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).

• ARV discount +10.9/15.0
• Cash flow +10.1/30.0
• Appreciation +5.8/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

Key facts

• Fenced back yard
• Attached carport
• Close to city park

Tags

• FENCED BACK YARD
• ATTACHED CARPORT
• NEW WATER HEATER
• CLOSE TO CITY PARK
• CLOSE TO WHITE RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $-82 ($-989/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (31.5% below list).
• Recommended offer: $98k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Gassville — 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 68/100 on livability (#84 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Cotter School District (rural): math 41% / reading 40% proficiency, ranked #67 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Amanda Gist Elementary School (math 51% / reading 40%, grade D-, #135 of 454 statewide, top 30%, 397 students, 100% FRL); Cotter High School (math 31% / reading 40%, grade F, #85 of 292 statewide, top 30%, 331 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($988 loan paydown + $2k appreciation (1.6% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, 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 95 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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.

Recommended offer $97,928 (31.5% 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. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

• ARV (median comp): $154,464
• List price: $142,900
• Delta: -7.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Melanie Dr	0.09mi	2/1.0	1,040 (+5%)	6mo	$149,500	$144	83
537 Cora Dr	0.11mi	2/1.5	937 (-5%)	23mo	$146,400	$156	65
262 Crownover St	0.42mi	3/1.5 (+1)	1,040 (+5%)	10mo	$167,000	$161	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $1,855
• Equity at exit: $53,566

10-year hold

• IRR: 5.2%
• Equity multiple: 1.68×
• Total profit: $27,111
• Equity at exit: $75,043

Cash invested: $40,012 (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 72635

• Home prices YoY: 0.7%
• Active inventory: 24
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-82

Break-even live

Break-even rent $1,084

Max offer price $128,346

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-42	+0% $-82	+5% $-123	+10% $-163
Rent	-10% $-160	-5% $-121	+0% $-82	+5% $-44	+10% $-5
Rate	-1.0pp $-10	-0.5pp $-46	base $-82	+0.5pp $-119	+1.0pp $-157

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $142,900 Active 95 DOM
2. 2026-06-19
   days on market $142,900 Active 93 DOM
3. 2026-06-18
   days on market $142,900 Active 92 DOM
4. 2026-06-17
   days on market $142,900 Active 91 DOM
5. 2026-06-16
   days on market $142,900 Active 90 DOM
6. 2026-06-15
   days on market $142,900 Active 89 DOM
7. 2026-06-14
   days on market $142,900 Active 87 DOM
8. 2026-06-12
   days on market $142,900 Active 86 DOM
9. 2026-06-09
   days on market $142,900 Active 83 DOM
10. 2026-06-08
    days on market $142,900 Active 82 DOM
11. 2026-06-07
    days on market $142,900 Active 81 DOM
12. 2026-06-03
    days on market $142,900 Active 77 DOM
13. 2026-06-02
    days on market $142,900 Active 76 DOM
14. 2026-06-01
    days on market $142,900 Active 75 DOM
15. 2026-05-31
    days on market $142,900 Active 74 DOM
16. 2026-05-30
    days on market $142,900 Active 73 DOM
17. 2026-05-13
    price $142,900 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

18. 2026-05-12
    price $142,900 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

19. 2026-04-23
    status Active 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

20. 2026-04-23
    status Back on Market 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

21. 2026-04-16
    historical Take Backups 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

22. 2026-04-16
    historical Active Under Contract 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

23. 2026-04-09
    status Active 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

24. 2026-04-09
    status Back on Market 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

25. 2026-03-27
    historical Active Under Contract 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

26. 2026-03-27
    historical Take Backups 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

27. 2026-03-18
    listed $144,900 Active 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

28. 2026-03-18
    listed $144,900 New Listing 365-char remark

    Show marketing remark (365 chars)

    Minutes from White River Access! This cute home is sitting on its own lot with a spacious fenced back yard, attached carport, new water heater and several other updates! Conveniently located close to the city park, Cotter Springs, White River and towns of Gassville, Cotter and Flippin! Call today to schedule a look! Buyer to verify all information about property.

29. 2023-03-31
    soldstatus $126,000
30. 2023-03-31
    soldstatus $126,000 Sold
31. 2023-03-31
    soldstatus $126,000
32. 2023-02-28
    status Under Contract
33. 2023-02-27
    listed $134,000
34. 2023-01-31
    listed $134,000 New Listing
35. 2020-07-08
    soldstatus $76,000
36. 2020-07-08
    soldstatus $76,000
37. 2020-07-08
    soldstatus $76,000
38. 2020-05-18
    listed $69,000
39. 2020-05-12
    listed $69,000

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$349/yr (+$29/mo · 61.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,751
• − Mortgage interest: −$8,005
• − Property taxes: −$565
• − Insurance: −$714
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$4,157
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-132/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: Cotter School District
• NCES district ID: 0504680
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $36,343
• Composite: 33.61/100
• National rank: #5407
• State rank: #67 of 238 in AR

Livability — Gassville

• Score: 68/100
• State rank: #84
• US rank: #9309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gassville, AR
• Population (ZIP): 3,637

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.64%
• Current HPI: 249.8765
• 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

+107.1% since first listed

23 events — show timeline

• 2026-05-13 Price Changed $142,900 CARMLS
• 2026-05-12 Price Changed $142,900 MHMLS
• 2026-04-23 Relisted — MHMLS
• 2026-04-23 Relisted — CARMLS
• 2026-04-16 Contingent — CARMLS
• 2026-04-16 Contingent — MHMLS
• 2026-04-09 Relisted — MHMLS
• 2026-04-09 Relisted — CARMLS
• 2026-03-27 Contingent — MHMLS
• 2026-03-27 Contingent — CARMLS
• 2026-03-18 Listed $144,900 MHMLS
• 2026-03-18 Listed $144,900 CARMLS
• 2023-03-31 Sold (Public Records) $126,000 Public Records
• 2023-03-31 Sold (MLS) $126,000 CARMLS
• 2023-03-31 Sold (MLS) $126,000 MHMLS
• 2023-02-28 Pending — CARMLS
• 2023-02-27 Listed $134,000 MHMLS
• 2023-01-31 Listed $134,000 CARMLS
• 2020-07-08 Sold (Public Records) $76,000 Public Records
• 2020-07-08 Sold (MLS) $76,000 MHMLS
• 2020-07-08 Sold (MLS) $76,000 NEABOR MLS
• 2020-05-18 Listed $69,000 MHMLS
• 2020-05-12 Listed $69,000 NEABOR MLS

Property tax history

+26.3%/yr

Latest (2025): $565 · -0.0% YoY. Source: county tax records.