6231 Gribble · Jacksonville, AR 72076

$35,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 22 Days on market

Built 1979 Poor condition 0.81 ac lot $31/sqft · 76% below area ↓ 54% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special Property on 0.81 Acre Lot - Bring Your Contractor! Attention rehabbers, flippers, and buy-and-hold investors! This is a true value-add project with upside potential. Situated on a wooded lot with a long driveway, this property offers privacy and a great footprint for a full renovation or redevelopment. The basement provides additional usable space once finished, offering value-add potential. Ideal for investors looking for a project with strong after-repair value (ARV) potential. Interior layout includes multiple bedrooms, bathrooms, living spaces, and a lower level ready to be reimagined. Exterior features include a covered carport, an elevated deck with room to redesign outdoor living spaces. This is a blank slate waiting for the right buyer to bring it back to life! Whether you're planning a fix-and-flip, investment, or long-term rental, the location and lot offer huge potential once renovated. Sold AS-IS. Seller will not make any repairs. Unlock the hidden value in this property and turn it into your next profitable project!

Key facts

• Basement level
• Covered carport
• Long driveway

Tags

• PRIVATE WOODED SETTING
• LONG DRIVEWAY
• BASEMENT LEVEL
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.0% vs local median 5.0% in Jacksonville — 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 61/100 on livability (#231 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Jacksonville North Pulaski School District (suburban): math 18% / reading 20% proficiency, ranked #211 of 238 in AR (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 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 $248 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $14k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $35,361 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F 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?
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: 3.60% ✓
• Cap rate: 30.02%
• Cash-on-cash: 84.75%
• DSCR: 4.77
• GRM: 2.3

CMA / ARV

• ARV (median comp): $150,945
• List price: $35,900
• Delta: -66.94%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 85.3%
• Equity multiple: 4.93×
• Total profit: $39,549
• Equity at exit: $5,353

10-year hold

• IRR: 88.5%
• Equity multiple: 10.28×
• Total profit: $93,273
• Equity at exit: $3,104

Cash invested: $10,052 (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 72076

• Home prices YoY: -30.3%
• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $710

Break-even live

Break-even rent $394

Max offer price $35,900

Occupancy floor 40%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $35,900 Active 22 DOM
2. 2026-06-17
   days on market $35,900 Active 21 DOM
3. 2026-06-16
   days on market $35,900 Active 20 DOM
4. 2026-06-15
   days on market $35,900 Active 19 DOM
5. 2026-06-14
   days on market $35,900 Active 17 DOM
6. 2026-06-13
   days on market $35,900 Active 16 DOM
7. 2026-06-10
   days on market $35,900 Active 14 DOM
8. 2026-06-09
   days on market $35,900 Active 13 DOM
9. 2026-06-08
   days on market $35,900 Active 12 DOM
10. 2026-06-07
    days on market $35,900 Active 11 DOM
11. 2026-06-05
    days on market $35,900 Active 8 DOM
12. 2026-06-03
    statusdays on market $35,900 Active 7 DOM
13. 2026-06-02
    days on market $35,900 New Listing 6 DOM
14. 2026-06-01
    days on market $35,900 New Listing 5 DOM
15. 2026-05-31
    days on market $35,900 New Listing 4 DOM
16. 2026-05-31
    days on market $35,900 New Listing 3 DOM
17. 2025-12-01
    listed $49,900 New Listing 1062-char remark

    Show marketing remark (1062 chars)

    Investor Special Property on 0.81 Acre Lot - Bring Your Contractor! Attention rehabbers, flippers, and buy-and-hold investors! This is a true value-add project with upside potential. Situated on a wooded lot with a long driveway, this property offers privacy and a great footprint for a full renovation or redevelopment. The basement provides additional usable space once finished, offering value-add potential. Ideal for investors looking for a project with strong after-repair value (ARV) potential. Interior layout includes multiple bedrooms, bathrooms, living spaces, and a lower level ready to be reimagined. Exterior features include a covered carport, an elevated deck with room to redesign outdoor living spaces. This is a blank slate waiting for the right buyer to bring it back to life! Whether you're planning a fix-and-flip, investment, or long-term rental, the location and lot offer huge potential once renovated. Sold AS-IS. Seller will not make any repairs. Unlock the hidden value in this property and turn it into your next profitable project!

18. 2021-04-15
    historical
19. 2021-01-13
    status Back on Market
20. 2021-01-05
    historical Take Backups
21. 2020-12-04
    listed $55,900 New Listing
22. 2020-07-01
    historical
23. 2020-02-13
    listed $57,000 New Listing
24. 2020-02-11
    historical
25. 2020-01-09
    price $34,500
26. 2020-01-08
    status Price Change
27. 2019-11-02
    status Under Contract
28. 2019-10-22
    historical Take Backups
29. 2019-10-13
    historical
30. 2019-09-07
    listed $29,000 New Listing
31. 2019-07-31
    historical
32. 2019-04-26
    listed $108,000 New Listing

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,508
• − Mortgage interest: −$2,011
• − Property taxes: −$1,294
• − Insurance: −$180
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$1,044
• Taxable income: $8,499
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $6,480/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant structural and exterior issues need addressing to increase its value.

Repairs flagged

• Major Exposed beams on roof — Structural damage
• Major Weathered siding — Significant deterioration
• Major Exposed brick — Structural damage
• Major Concrete driveway — Cracks and potential settling

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and property value
• Both Exterior repairs and repainting — Improves property appearance and value
• Both Interior repairs and updates — Enhances living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed beams on roof · Structural damage	Major	$15,000–50,000
Weathered siding · Significant deterioration	Major	$15,000–50,000
Exposed brick · Structural damage	Major	$15,000–50,000
Concrete driveway · Cracks and potential settling	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and property value ↑
• Both Exterior repairs and repainting — Improves property appearance and value ↑
• Both Interior repairs and updates — Enhances living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jacksonville North Pulaski School District
• NCES district ID: 0500419
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $50,869
• Composite: 17.16/100
• National rank: #9110
• State rank: #211 of 238 in AR

Livability — Jacksonville

• Score: 61/100
• State rank: #231
• US rank: #17378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pulaski County · 372,764 people
• City population: 38,437
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 38,437
• Household income: $54,379
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1733.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -87.51%
• Current HPI: 201.6405
• Rent YoY: ▲ 3.07%
• 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

-53.8% since first listed

16 events — show timeline

• 2025-12-01 Listed $49,900 CARMLS
• 2021-04-15 Listing Removed — CARMLS
• 2021-01-13 Relisted — CARMLS
• 2021-01-05 Contingent — CARMLS
• 2020-12-04 Listed $55,900 CARMLS
• 2020-07-01 Listing Removed — CARMLS
• 2020-02-13 Listed $57,000 CARMLS
• 2020-02-11 Listing Removed — CARMLS
• 2020-01-09 Price Changed $34,500 CARMLS
• 2020-01-08 Relisted — CARMLS
• 2019-11-02 Pending — CARMLS
• 2019-10-22 Contingent — CARMLS
• 2019-10-13 Listing Removed — CARMLS
• 2019-09-07 Listed $29,000 CARMLS
• 2019-07-31 Listing Removed — CARMLS
• 2019-04-26 Listed $108,000 CARMLS

Property tax history

+9.6%/yr

Latest (2025): $1,294 · +7.1% YoY. Source: county tax records.