103 Marti St · Gosnell, AR 72315

$154,900

4 bd · 1.0 ba · 2,303 sqft · SingleFamily public records · 78 Days on market

Built 1972 0.27 ac lot $67/sqft · 17% below area Est $186k · 17% under ↓ 3% since listing

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for more space? This home has it! There are 4 bedrooms with an office, sunroom, 2 spacious living areas, a formal dining room, and a large sunroom! In one of the 2 bathrooms you will find a walk in tub. There is spacious pantry and storage area too. There are two outbuildings in the chain link fenced backyard and a patio under a shade tree perfect for a bbq! There are newer windows and a newer hvac on the right side of the home. There is a backup generator for power outages too. This home is located in Gosnell School District.

Key facts

• Spacious pantry
• Walk in tub
• Newer windows

Tags

• WALK IN TUB
• SPACIOUS PANTRY
• CHAIN LINK FENCED BACKYARD
• PATIO UNDER SHADE TREE
• NEWER WINDOWS
• NEWER HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $139 ($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 $143k (8.0% below list).
• Recommended offer: $143k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#67 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Gosnell School District (town): math 46% / reading 42% proficiency, ranked #42 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 69 units permitted in Mississippi 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.
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($146k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,539 (8.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.92% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $186,233
• List price: $154,900
• Delta: -16.82%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-16,250
• Equity at exit: $23,096

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,837
• Equity at exit: $13,393

Cash invested: $43,372 (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 72315

• Home prices YoY: -32.5%
• Active inventory: 134
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $139

Break-even live

Break-even rent $1,249

Max offer price $154,900

Occupancy floor 85%

Sensitivity live

Price	-10% $227	-5% $183	+0% $139	+5% $96	+10% $52
Rent	-10% $27	-5% $83	+0% $139	+5% $196	+10% $252
Rate	-1.0pp $217	-0.5pp $179	base $139	+0.5pp $99	+1.0pp $58

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $154,900 Active 78 DOM
2. 2026-06-19
   days on market $154,900 Active 76 DOM
3. 2026-06-18
   days on market $154,900 Active 75 DOM
4. 2026-06-17
   days on market $154,900 Active 74 DOM
5. 2026-06-16
   days on market $154,900 Active 73 DOM
6. 2026-06-15
   days on market $154,900 Active 72 DOM
7. 2026-06-14
   days on market $154,900 Active 70 DOM
8. 2026-06-12
   days on market $154,900 Active 69 DOM
9. 2026-06-09
   days on market $154,900 Active 66 DOM
10. 2026-06-08
    days on market $154,900 Active 65 DOM
11. 2026-06-07
    days on market $154,900 Active 64 DOM
12. 2026-06-07
    days on market $154,900 Active 63 DOM
13. 2026-06-04
    days on market $154,900 Active 60 DOM
14. 2026-06-02
    days on market $154,900 Active 59 DOM
15. 2026-06-01
    days on market $154,900 Active 58 DOM
16. 2026-05-31
    days on market $154,900 Active 57 DOM
17. 2026-05-31
    days on market $154,900 Active 56 DOM
18. 2026-05-06
    price $154,900 549-char remark

    Show marketing remark (476 chars)

    Are you looking for more space? This home has it! There are 4 bedrooms with an office, sunroom, 2 spacious living areas, a formal dining room, and a large sunroom! In one of the 2 bathrooms you will find a walk in tub. There is spacious pantry and storage area too. There are two outbuildings in the chain link fenced backyard and a patio under a shade tree perfect for a bbq! There is a backup generator for power outages too. This home is located in Gosnell School District.

19. 2026-05-06
    price $154,900 476-char remark

    Show marketing remark (476 chars)

    Are you looking for more space? This home has it! There are 4 bedrooms with an office, sunroom, 2 spacious living areas, a formal dining room, and a large sunroom! In one of the 2 bathrooms you will find a walk in tub. There is spacious pantry and storage area too. There are two outbuildings in the chain link fenced backyard and a patio under a shade tree perfect for a bbq! There is a backup generator for power outages too. This home is located in Gosnell School District.

20. 2026-04-04
    listed $159,900 Active 476-char remark

    Show marketing remark (549 chars)

    Are you looking for more space? This home has it! There are 4 bedrooms with an office, sunroom, 2 spacious living areas, a formal dining room, and a large sunroom! In one of the 2 bathrooms you will find a walk in tub. There is spacious pantry and storage area too. There are two outbuildings in the chain link fenced backyard and a patio under a shade tree perfect for a bbq! There are newer windows and a newer hvac on the right side of the home. There is a backup generator for power outages too. This home is located in Gosnell School District.

21. 2026-04-04
    listed $159,900 New Listing 549-char remark

    Show marketing remark (549 chars)

    Are you looking for more space? This home has it! There are 4 bedrooms with an office, sunroom, 2 spacious living areas, a formal dining room, and a large sunroom! In one of the 2 bathrooms you will find a walk in tub. There is spacious pantry and storage area too. There are two outbuildings in the chain link fenced backyard and a patio under a shade tree perfect for a bbq! There are newer windows and a newer hvac on the right side of the home. There is a backup generator for power outages too. This home is located in Gosnell School District.

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,105
• − Mortgage interest: −$8,677
• − Property taxes: −$1,317
• − Insurance: −$774
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,506
• Taxable loss: −$907
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,891/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: Gosnell School District
• NCES district ID: 0500029
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $42,829
• Composite: 37.15/100
• National rank: #4484
• State rank: #42 of 238 in AR

Livability — Gosnell

• Score: 69/100
• State rank: #67
• US rank: #8504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gosnell, AR
• Population (ZIP): 20,100

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 3% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.32%
• Current HPI: 175.5603
• 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

-3.1% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $154,900 CARMLS
• 2026-05-06 Price Changed $154,900 NEABOR MLS
• 2026-04-04 Listed $159,900 NEABOR MLS
• 2026-04-04 Listed $159,900 CARMLS

Property tax history

+29.8%/yr

Latest (2025): $1,317 · +29.8% YoY. Source: county tax records.