1461 Addie St · Batesville, AR 72501

$155,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 33 Days on market

5,227 sqft lot Est $122k · 27% over

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Why this score? — see what drove the F 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 +14.6/30.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETLY REMODELED & MOVE IN READY! 3 br/2b home on a corner lot. This gorgeous home features NEW PAINT, FLOORING, CABINETS, APPLIANCES, HVAC, WINDOWS INSIDE. NEW SIDING AND ROOF OUTSIDE. Everything is fresh and modern! Bright, open spaces, a stylish updated kitchen, and comfort make this home ready for you to move in and enjoy. Don't wait-schedule a tour today! Home is agent owned.

Key facts

• Completely remodeled
• New flooring
• New paint

Tags

• COMPLETELY REMODELED
• MOVE IN READY
• CORNER LOT
• NEW PAINT
• NEW FLOORING
• NEW CABINETS

Property features AI

Finance

• Financial info: Financing options include VA, FHA, conventional, cash, USDA (Rural Development), and owner/in-house financing

Exterior

• Utilities: Public water; Public sewer; Satellite TV available; Insulated windows
• Home design: Metal/vinyl siding
• Construction: Metal roof; Crawl space foundation
• Exterior features: Front porch; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (gas); Central cooling (electric)
• Interior features: Washer connection; Electric dryer hookup; Electric water heater; Ceiling fans; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $38 ($453/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 $121k (22.1% below list).
• Recommended offer: $121k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $40k; list at $155k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,774 (22.1% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $122,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1679 Addie St	0.13mi	3/1.0	1,200 (-2%)	0mo	$35,000	$29	91
1409 Addie St	0.04mi	3/1.0	1,257 (+3%)	13mo	$28,000	$22	82
405 Hawkins St	0.19mi	3/2.0	1,144 (-6%)	4mo	$109,900	$96	73
470 Hawkins St	0.28mi	3/2.0	1,169 (-4%)	6mo	$103,500	$89	70
275 Jean St	0.39mi	3/1.5	1,215 (-0%)	13mo	$125,000	$103	68
155 Hatfield Dr	0.54mi	3/2.0	1,179 (-3%)	0mo	$125,000	$106	65
1815 Arch St	0.38mi	3/1.0	1,107 (-9%)	3mo	$123,000	$111	64
480 Hawkins St	0.28mi	2/1.0 (-1)	1,102 (-10%)	3mo	$139,500	$127	63
455 Blossom Dr	0.40mi	3/2.0	1,180 (-3%)	16mo	$150,000	$127	58
245 E Carter St	0.49mi	3/2.0	1,281 (+5%)	19mo	$127,600	$100	49
1250 Arch St	0.32mi	3/2.0	1,401 (+15%)	10mo	$136,280	$97	48
2095 N Heights Ave	0.55mi	2/2.0 (-1)	1,118 (-8%)	9mo	$58,000	$52	44

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-22,791
• Equity at exit: $23,111

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-17,065
• Equity at exit: $13,402

Cash invested: $43,400 (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 72501

• Home prices YoY: -16.3%
• Active inventory: 175
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $38

Break-even live

Break-even rent $1,160

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $125	-5% $82	+0% $38	+5% $-6	+10% $-50
Rent	-10% $-58	-5% $-10	+0% $38	+5% $85	+10% $133
Rate	-1.0pp $116	-0.5pp $77	base $38	+0.5pp $-2	+1.0pp $-43

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: $38,750
• Closing costs: $4,650
• 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	0.84mi

Listing history 28 events

1. 2026-06-21
   days on market $155,000 Active 33 DOM
2. 2026-06-19
   days on market $155,000 Active 31 DOM
3. 2026-06-18
   days on market $155,000 Active 30 DOM
4. 2026-06-17
   days on market $155,000 Active 29 DOM
5. 2026-06-16
   days on market $155,000 Active 28 DOM
6. 2026-06-15
   days on market $155,000 Active 27 DOM
7. 2026-06-14
   days on market $155,000 Active 25 DOM
8. 2026-06-12
   days on market $155,000 Active 24 DOM
9. 2026-06-09
   days on market $155,000 Active 21 DOM
10. 2026-06-08
    days on market $155,000 Active 20 DOM
11. 2026-06-07
    days on market $155,000 Active 19 DOM
12. 2026-06-07
    days on market $155,000 Active 18 DOM
13. 2026-06-03
    days on market $155,000 Active 15 DOM
14. 2026-06-02
    days on market $155,000 Active 14 DOM
15. 2026-06-01
    days on market $155,000 Active 13 DOM
16. 2026-05-31
    days on market $155,000 Active 12 DOM
17. 2026-05-30
    days on market $155,000 Active 11 DOM
18. 2026-05-19
    listed $155,000 Active 394-char remark

    Show marketing remark (394 chars)

    COMPLETLY REMODELED & MOVE IN READY! 3 br/2b home on a corner lot. This gorgeous home features NEW PAINT, FLOORING, CABINETS, APPLIANCES, HVAC, WINDOWS INSIDE. NEW SIDING AND ROOF OUTSIDE. Everything is fresh and modern! Bright, open spaces, a stylish updated kitchen, and comfort make this home ready for you to move in and enjoy. Don't wait-schedule a tour today! Home is agent owned.

19. 2026-05-19
    listed $155,000 New Listing

    Show marketing remark (394 chars)

    COMPLETLY REMODELED & MOVE IN READY! 3 br/2b home on a corner lot. This gorgeous home features NEW PAINT, FLOORING, CABINETS, APPLIANCES, HVAC, WINDOWS INSIDE. NEW SIDING AND ROOF OUTSIDE. Everything is fresh and modern! Bright, open spaces, a stylish updated kitchen, and comfort make this home ready for you to move in and enjoy. Don't wait-schedule a tour today! Home is agent owned.

20. 2020-08-31
    soldstatus $40,000 313-char remark

    Show marketing remark (313 chars)

    3 bedroom, 1 bath home on corner with vinyl siding for a low maintenance exterior. Home has laminent and carpet flooring, large eat-in kitchen. Currently rented for $500/month with long term tenant. INVESTORS: For a package deal on rental investments, also see listings: 20-174/20-175/20-173 and call for details!

21. 2020-08-31
    soldstatus $40,000

    Show marketing remark (313 chars)

    3 bedroom, 1 bath home on corner with vinyl siding for a low maintenance exterior. Home has laminent and carpet flooring, large eat-in kitchen. Currently rented for $500/month with long term tenant. INVESTORS: For a package deal on rental investments, also see listings: 20-174/20-175/20-173 and call for details!

22. 2020-04-01
    listed $57,500 313-char remark

    Show marketing remark (313 chars)

    3 bedroom, 1 bath home on corner with vinyl siding for a low maintenance exterior. Home has laminent and carpet flooring, large eat-in kitchen. Currently rented for $500/month with long term tenant. INVESTORS: For a package deal on rental investments, also see listings: 20-174/20-175/20-173 and call for details!

23. 2020-03-21
    listed $57,500
24. 2007-09-27
    soldstatus $42,000
25. 2007-07-23
    soldstatus $35,000
26. 2004-09-17
    soldstatus $36,000
27. 2003-11-03
    soldstatus $20,000
28. 1979-11-07
    soldstatus $19,000

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$524/yr (+$44/mo · 112.1%)

ⓘ 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 5/10 Major
• 🌡 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: $14,493
• − Mortgage interest: −$8,682
• − Property taxes: −$468
• − Insurance: −$775
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,509
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $995/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

+715.8% since first listed

11 events — show timeline

• 2026-05-19 Listed $155,000 CARMLS
• 2026-05-19 Listed $155,000 Batesville
• 2020-08-31 Sold (MLS) $40,000 Batesville
• 2020-08-31 Sold (MLS) $40,000 CARMLS
• 2020-04-01 Listed $57,500 CARMLS
• 2020-03-21 Listed $57,500 Batesville
• 2007-09-27 Sold (Public Records) $42,000 Public Records
• 2007-07-23 Sold (Public Records) $35,000 Public Records
• 2004-09-17 Sold (Public Records) $36,000 Public Records
• 2003-11-03 Sold (Public Records) $20,000 Public Records
• 1979-11-07 Sold (Public Records) $19,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $468 · +10.0% YoY. Source: county tax records.