485 Wilson St · Batesville, AR 72501

$165,000

3 bd · 1.0 ba · 1,690 sqft · SingleFamily public records · 3 Days on market

Est $152k · 8% over ↓ 46% since listing

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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 +14.5/30.0
• DSCR +4.4/10.0
• ARV discount +3.7/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Versatile home with income potential! This large 3-bed, 1-bath home includes a separate 304 sq ft studio with private entrance and porch--ideal for multigenerational living or rental income. The current owners use both spaces as rentals, generating approximately $1,500/month combined with utilities included. Recent updates have been made throughout both living spaces, including a fresh coat of paint and new flooring, with room left for future customization! Additional features include a utility/laundry room addition, a storage shed, and a 7x7 storm cellar near the house. Major improvements include a new HVAC system installed within the last year, and an updated roof. This location would be

Key facts

• Income potential
• Utility laundry room
• Storage shed

Tags

• INCOME POTENTIAL
• SEPARATE STUDIO
• PRIVATE ENTRANCE
• MULTIGENERATIONAL LIVING
• UTILITY LAUNDRY ROOM
• STORAGE SHED

Property features AI

Finance

• Financial info: Actual rent: $1,200 for the 3-bedroom unit; Actual rent: $500 for the other unit; Annual tax amount $522

Exterior

• Parking: Gravel parking area
• Utilities: Public water; Septic tank sewer
• Home design: Multi-family residential income property
• Exterior features: Gravel parking; Zoned R-2

Interior

• Bedrooms: One 3-bedroom unit
• Bathrooms: One bathroom in the 3-bedroom unit; One bathroom in the other unit
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $37 ($449/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 $128k (22.4% below list).
• Recommended offer: $128k (22.4% 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: 176 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $128,020 (22.4% 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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $152,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 W Morrow St	0.43mi	3/2.0	1,599 (-5%)	5mo	$105,000	$66	63
1191 Grace St	0.09mi	4/2.0 (+1)	1,792 (+6%)	19mo	$55,000	$31	61
985 Brooks St	0.47mi	3/3.0	1,760 (+4%)	6mo	$147,500	$84	58
985 Brooks	0.47mi	3/3.0	1,760 (+4%)	6mo	$147,500	$84	58
705 Bethesda Rd	0.73mi	3/2.0	1,701 (+1%)	4mo	$167,000	$98	58
2041 Polk Bayou Loop	0.50mi	3/2.0	1,877 (+11%)	1mo	$262,500	$140	53
689 N Central Ave	0.38mi	3/1.0	1,506 (-11%)	16mo	$49,500	$33	51
1810 Sun Valley Dr	0.71mi	3/2.0	1,730 (+2%)	13mo	$155,000	$90	48
349 E Pine St	0.50mi	3/2.0	1,872 (+11%)	13mo	$179,900	$96	44
400 E Chestnut St	0.61mi	3/2.0	1,450 (-14%)	10mo	$149,000	$103	36
230 E Charles Street St	0.56mi	4/2.0 (+1)	1,881 (+11%)	16mo	$157,000	$83	33
1785 Sun Valley Dr	0.67mi	4/3.0 (+1)	1,857 (+10%)	19mo	$180,000	$97	23

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-24,436
• Equity at exit: $24,602

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-18,546
• Equity at exit: $14,266

Cash invested: $46,200 (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: 176
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $37

Break-even live

Break-even rent $1,233

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
592 Bates St Batesville, AR	3.0	2.0	1977	$1,500	$0.76	44d	1	1.06mi

Listing history 4 events

1. 2026-06-19
   days on market $165,000 Active 3 DOM
2. 2026-06-18
   days on market $165,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $165,000 Active 1 DOM

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$577/yr (+$48/mo · 120.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,362
• − Mortgage interest: −$9,243
• − Property taxes: −$479
• − Insurance: −$825
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$4,800
• Taxable loss: −$2,442
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $1,035/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

-45.9% since first listed

2 events — show timeline

• 2026-06-12 Listed $165,000 Batesville
• 2006-08-14 Sold (Public Records) $305,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $479 · +10.0% YoY. Source: county tax records.