365 S 8th St · Batesville, AR 72501

$162,500

4 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 16 Days on market

5,227 sqft lot Est $152k · 7% over

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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).

• Cash flow +15.4/30.0
• DSCR +4.7/10.0
• ARV discount +4.2/15.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING!! NEWLY REMODELED 4BR/2BA LOCATED NEAR THE HEART OF DOWNTOWN. This home has been completely remodeled inside and out with a whole list of new updates. The new metal roof and windows, new flooring, paint throughout and new appliances make this home ready for a new family. There aren't many 4 bedroom homes on the market in this price range and the location is ideal. You better take a look at this one! Agent Owned.

Key facts

• New metal roof
• Ideal location
• New flooring

Tags

• NEW METAL ROOF
• NEW WINDOWS
• NEW FLOORING
• NEW APPLIANCES
• REMODELED INSIDE AND OUT
• IDEAL LOCATION

Property features AI

Finance

• Financial info: Financing options include VA, FHA, Conventional, Owner financing, Cash, Rural Development, and in-house financing

Exterior

• Parking: Carport for 1 car
• Utilities: Public sewer; Public water; Insulated windows
• Home design: Metal roof; Metal/vinyl siding
• Construction: Crawl space foundation
• Exterior features: Patio; Porch; Paved road access; Level lot in a subdivision

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $62 ($740/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 $133k (18.1% below list).
• Recommended offer: $133k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, amenities F.
• 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.
• Zoned schools: Eagle Mountain Magnet School (math 52% / reading 41%, grade D-, #129 of 454 statewide, top 29%, 903 students, 54% FRL); Batesville Junior High School Charter (math 35% / reading 38%, grade F, #115 of 201 statewide, top 58%, 772 students, 53% FRL, charter); Batesville High School (math 21% / reading 37%, grade F, #156 of 292 statewide, top 53%, 973 students, 45% FRL, charter) — zoned schools at 51% FRL track the district average.
• Market conditions: 175 active listings in the ZIP; 33 units permitted in Independence County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 16 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $22k; list at $162k implies a 639% gain — meaningful room to come down on a strong offer.

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 $133,041 (18.1% 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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $151,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
856 Broad St	0.34mi	3/2.0 (-1)	1,280 (-10%)	0mo	$142,000	$111	59
149 Edgarroaroa Rd	0.35mi	3/2.0 (-1)	1,308 (-8%)	4mo	$145,800	$111	58
400 E Chestnut St	0.55mi	3/2.0 (-1)	1,450 (+2%)	10mo	$149,000	$103	53
1665 Porter St	0.55mi	3/1.0 (-1)	1,587 (+12%)	2mo	$115,000	$72	48
1540 Maple St	0.56mi	3/2.0 (-1)	1,516 (+7%)	6mo	$115,000	$76	48
1579 Porter St	0.49mi	4/2.0	1,539 (+9%)	13mo	$155,000	$101	47
519 S Broad	0.35mi	3/2.0 (-1)	1,588 (+12%)	13mo	$170,000	$107	44
150 Mccaleb St	0.67mi	3/2.0 (-1)	1,481 (+5%)	14mo	$169,000	$114	40
1735 E College St	0.66mi	3/2.0 (-1)	1,578 (+11%)	6mo	$135,000	$86	36
1850 Maple St	0.74mi	3/2.0 (-1)	1,610 (+14%)	2mo	$206,000	$128	32
245 E Carter St	0.70mi	3/2.0 (-1)	1,281 (-10%)	19mo	$127,600	$100	27
1738 E College Ave	0.66mi	3/2.0 (-1)	1,262 (-11%)	22mo	$160,000	$127	24

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-22,467
• Equity at exit: $24,229

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-14,759
• Equity at exit: $14,050

Cash invested: $45,500 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$69 /mo · $834/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $62

Break-even live

Break-even rent $1,252

Max offer price $162,500

Occupancy floor 90%

Sensitivity live

Price	-10% $154	-5% $108	+0% $62	+5% $16	+10% $-30
Rent	-10% $-43	-5% $9	+0% $62	+5% $114	+10% $167
Rate	-1.0pp $143	-0.5pp $103	base $62	+0.5pp $20	+1.0pp $-23

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   status $162,500 Under Contract 16 DOM
2. 2026-06-03
   days on market $162,500 Active 16 DOM

   Show marketing remark (434 chars)

   OWNER FINANCING!! NEWLY REMODELED 4BR/2BA LOCATED NEAR THE HEART OF DOWNTOWN. This home has been completely remodeled inside and out with a whole list of new updates. The new metal roof and windows, new flooring, paint throughout and new appliances make this home ready for a new family. There aren't many 4 bedroom homes on the market in this price range and the location is ideal. You better take a look at this one! Agent Owned.

3. 2026-06-02
   days on market $162,500 Active 15 DOM
4. 2026-06-01
   days on market $162,500 Active 14 DOM
5. 2026-05-31
   days on market $162,500 Active 13 DOM
6. 2026-05-30
   days on market $162,500 Active 12 DOM
7. 2026-05-18
   listed $162,500 Active 434-char remark

   Show marketing remark (434 chars)

   OWNER FINANCING!! NEWLY REMODELED 4BR/2BA LOCATED NEAR THE HEART OF DOWNTOWN. This home has been completely remodeled inside and out with a whole list of new updates. The new metal roof and windows, new flooring, paint throughout and new appliances make this home ready for a new family. There aren't many 4 bedroom homes on the market in this price range and the location is ideal. You better take a look at this one! Agent Owned.

8. 2026-05-18
   listed $162,500 New Listing

   Show marketing remark (434 chars)

   OWNER FINANCING!! NEWLY REMODELED 4BR/2BA LOCATED NEAR THE HEART OF DOWNTOWN. This home has been completely remodeled inside and out with a whole list of new updates. The new metal roof and windows, new flooring, paint throughout and new appliances make this home ready for a new family. There aren't many 4 bedroom homes on the market in this price range and the location is ideal. You better take a look at this one! Agent Owned.

9. 1986-10-01
   soldstatus $22,000

ⓘ 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: $834 · $69/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$206/yr (+$17/mo · 24.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $15,965
• − Mortgage interest: −$9,103
• − Property taxes: −$834
• − Insurance: −$812
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,727
• Taxable loss: −$2,066
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,236/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

+638.6% since first listed

6 events — show timeline

• 2026-06-04 Pending — CARMLS
• 2026-06-03 Contingent — Batesville
• 2026-06-03 Pending — Batesville
• 2026-05-18 Listed $162,500 Batesville
• 2026-05-18 Listed $162,500 CARMLS
• 1986-10-01 Sold (Public Records) $22,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $834 · +55.5% YoY. Source: county tax records.