707 Persimmon St SW · Gravette, AR 72736

$210,000

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 24 Days on market

Built 1998 Est $183k · 15% 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).

• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• ARV discount +0.8/15.0

Listing remarks

2 bed 1 bath, new roof, central h& amp; a unit replaced 4ys ago, walk in jacuzzi tub, 1 car garage with new garage door

Key facts

• Walk in jacuzzi tub
• New roof
• Central h a unit

Tags

• NEW ROOF
• CENTRAL H A UNIT
• WALK IN JACUZZI TUB
• NEW GARAGE DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (33.3% below list).
• Recommended offer: $140k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.8% in Gravette — 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 73/100 on livability (#25 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $210k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,110 (33.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $182,700
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 SW 2nd Ave	0.38mi	2/2.0	960 (-5%)	16mo	$200,000	$208	56
403 SW 1st Ave	0.45mi	3/1.0 (+1)	1,056 (+4%)	15mo	$190,000	$180	55
1117 SW Dallas St	0.44mi	2/1.0	1,116 (+10%)	20mo	$130,000	$116	46
408 SW 2nd Ave	0.52mi	3/2.0 (+1)	1,156 (+14%)	9mo	$235,000	$203	36
307 6th Ave	0.73mi	3/1.0 (+1)	912 (-10%)	11mo	$70,000	$77	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $92,458
• Equity at exit: $189,185

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $289,565
• Equity at exit: $407,984

Cash invested: $58,800 (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 72736

• Home prices YoY: 20.1%
• Active inventory: 170
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-344

Break-even live

Break-even rent $1,837

Max offer price $160,166

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 Granite Cir SW Gravette, AR	3.0	2.0	1263	$1,375	$1.09	21d	1	0.29mi
408 2nd Ave SE Gravette, AR	3.0	2.5	1200	$1,500	$1.25	44d	1	0.50mi
820 Baker St NW Gravette, AR	3.0	2.5	1456	$1,490	$1.02	14d	1	0.72mi
840 Baker St NW Gravette, AR	3.0	2.5	1456	$1,450	$1.00	14d	1	0.76mi
840 Baker St NW Unit 840 Gravette, AR	3.0	2.5	1450	$1,450	$1.00	44d	1	0.76mi
606 Elgin St NE Gravette, AR	3.0	2.0	1152	$1,400	$1.22	44d	1	1.06mi
205 White Oak Dr NE Unit C Gravette, AR	2.0	2.0	1016	$1,100	$1.08	14d	1	1.11mi

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 24 DOM
2. 2026-06-17
   days on market $210,000 Active 23 DOM
3. 2026-06-16
   days on market $210,000 Active 22 DOM
4. 2026-06-15
   days on market $210,000 Active 21 DOM
5. 2026-06-14
   days on market $210,000 Active 19 DOM
6. 2026-06-13
   days on market $210,000 Active 18 DOM
7. 2026-06-10
   days on market $210,000 Active 16 DOM
8. 2026-06-09
   days on market $210,000 Active 15 DOM
9. 2026-06-08
   days on market $210,000 Active 14 DOM
10. 2026-06-07
    days on market $210,000 Active 13 DOM
11. 2026-06-05
    days on market $210,000 Active 10 DOM
12. 2026-06-03
    days on market $210,000 Active 9 DOM
13. 2026-06-02
    days on market $210,000 Active 8 DOM
14. 2026-06-01
    days on market $210,000 Active 7 DOM
15. 2026-05-31
    days on market $210,000 Active 6 DOM
16. 2026-05-31
    days on market $210,000 Active 5 DOM
17. 2026-05-26
    listed $210,000 Active
18. 2003-12-18
    soldstatus $62,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,813
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$6,109
• Taxable loss: −$7,949
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $-2,225/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 of 238 in AR

Livability — Gravette

• Score: 73/100
• State rank: #25
• US rank: #5462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gravette, AR
• City population: 8,013
• Population (ZIP): 7,519

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 19% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.16%
• Current HPI: 508.2507
• 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

+238.7% since first listed

2 events — show timeline

• 2026-05-26 Listed $210,000 FSBO.com
• 2003-12-18 Sold (Public Records) $62,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $339 · -12.3% YoY. Source: county tax records.