11440 Jacksonville Cato Rd · Gibson, AR 72120

$154,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 231 Days on market

Built 1978 0.45 ac lot $134/sqft · at area comps Est $154k · at est.

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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 +19.3/30.0
• ARV discount +7.3/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

Key facts

• Large yard
• Detached
• 0.45 acre lot

Tags

• LARGE YARD
• DETACHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $140k (9.5% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.0% in Gibson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#165 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• Pulaski County Spec. School District (rural): math 27% / reading 31% proficiency, ranked #150 of 238 in AR (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 248 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $155k implies a 169% gain — meaningful room to come down on a strong offer.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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. 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?
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: 0.90% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $154,381
• List price: $154,900
• Delta: 0.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Brookway Ln	0.45mi	3/1.0	1,070 (-7%)	3mo	$72,000	$67	65
17508 Batesville Pike	0.44mi	3/1.5	1,000 (-13%)	1mo	$145,000	$145	55
10 Parkridge Dr	0.49mi	3/1.5	1,296 (+12%)	1mo	$80,000	$62	53
6 Parkridge Dr	0.49mi	3/1.5	1,222 (+6%)	15mo	$85,000	$70	52
4 Brookway Ln	0.44mi	3/2.0	1,298 (+13%)	6mo	$150,000	$116	50
4 Santiago Dr	0.42mi	3/2.0	1,230 (+7%)	20mo	$120,000	$98	48
11719 La Estrada	0.37mi	3/2.0	1,302 (+13%)	16mo	$120,000	$92	43
1 Fairfield Dr	0.75mi	3/2.0	1,137 (-1%)	20mo	$169,999	$150	42
48 Parkridge Dr	0.56mi	4/2.0 (+1)	1,319 (+14%)	2mo	$170,000	$129	39
2 Single Oaks Dr	0.36mi	3/2.0	1,312 (+14%)	22mo	$175,000	$133	38
37 Parkridge Dr	0.53mi	4/2.0 (+1)	1,244 (+8%)	19mo	$146,000	$117	37
16 Santiago Dr	0.43mi	2/2.0 (-1)	1,026 (-11%)	20mo	$110,000	$107	36

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,736
• Equity at exit: $23,096

10-year hold

• IRR: 4.3%
• Equity multiple: 1.34×
• Total profit: $14,540
• 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 72120

• Rents YoY: 4.8%
• Active inventory: 248
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$812
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $170

Break-even live

Break-even rent $1,187

Max offer price $154,900

Occupancy floor 83%

Sensitivity live

Price	-10% $258	-5% $214	+0% $170	+5% $126	+10% $82
Rent	-10% $59	-5% $115	+0% $170	+5% $225	+10% $281
Rate	-1.0pp $248	-0.5pp $209	base $170	+0.5pp $130	+1.0pp $89

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: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Brookway Ln Sherwood, AR	3.0	2.0	1170	$1,300	$1.11	45d	1	0.49mi
21 Brookway Ln Sherwood, AR	3.0	1.5	1024	$1,195	$1.17	45d	1	0.50mi
16 Brookway Ln Sherwood, AR	3.0	2.0	1206	$1,295	$1.07	24d	1	0.51mi
10204 Bamboo Ln Lot 7 Sherwood, AR	2.0	2.0	810	$1,100	$1.36	15d	1	0.90mi
10204 Bamboo Ln Unit 4 Sherwood, AR	2.0	2.0	810	$995	$1.23	15d	1	0.90mi
38 Compass Point St Sherwood, AR	3.0	2.0	1167	$1,050	$0.90	24d	1	1.20mi
67 Aloha Cir Unit A Sherwood, AR	2.0	1.0	900	$995	$1.11	24d	1	1.35mi
59 Aloha Cir Sherwood, AR	4.0	2.0	1200	$1,195	$1.00	20d	1	1.35mi

Listing history 32 events

1. 2026-06-21
   days on market $154,900 Active 231 DOM
2. 2026-06-18
   days on market $154,900 Active 228 DOM
3. 2026-06-17
   days on market $154,900 Active 227 DOM
4. 2026-06-16
   days on market $154,900 Active 226 DOM
5. 2026-06-15
   days on market $154,900 Active 225 DOM
6. 2026-06-14
   days on market $154,900 Active 223 DOM
7. 2026-06-13
   days on market $154,900 Active 222 DOM
8. 2026-06-10
   days on market $154,900 Active 220 DOM
9. 2026-06-09
   days on market $154,900 Active 219 DOM
10. 2026-06-08
    days on market $154,900 Active 218 DOM
11. 2026-06-07
    days on market $154,900 Active 217 DOM
12. 2026-06-05
    statusdays on market $154,900 Active 214 DOM
13. 2026-06-03
    days on market $154,900 Back on Market 213 DOM
14. 2026-06-02
    days on market $154,900 Back on Market 212 DOM
15. 2026-06-01
    days on market $154,900 Back on Market 211 DOM
16. 2026-05-31
    days on market $154,900 Back on Market 210 DOM
17. 2026-05-31
    days on market $154,900 Back on Market 209 DOM
18. 2026-05-20
    status Under Contract 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

19. 2026-04-11
    price $154,900 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

20. 2026-03-02
    status Back on Market 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

21. 2026-03-01
    historical 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

22. 2026-01-07
    status Back on Market 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

23. 2026-01-01
    historical 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

24. 2025-11-25
    price $159,900 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

25. 2025-11-08
    price $169,900 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

26. 2025-10-17
    listed $175,000 New Listing 483-char remark

    Show marketing remark (483 chars)

    Cozy 3-Bedroom Home with a Large Yard! Don’t miss this charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or anyone looking to downsize. Inside, you’ll find a comfortable layout with an inviting living area, a bright kitchen, and well-sized bedrooms. Outside, enjoy a large yard, ideal for outdoor gatherings, gardening, or simply relaxing in your own space. This affordable gem offers both comfort and convenience. This one won’t last long!

27. 2025-02-10
    soldstatus $57,500
28. 2025-02-06
    status Under Contract 705-char remark

    Show marketing remark (705 chars)

    This unique property offers an exciting opportunity for investors or DIY enthusiasts looking for a project! Situated on a spacious 1-acre corner lot, just 25 minutes from downtown Little Rock, this fixer-upper is ready for a transformation. Whether you’re looking to renovate and make it your own or flip for profit, the potential is endless. The home is being sold AS-IS, providing the perfect blank canvas for customization. With ample space for expansion, gardening, or outdoor activities, the expansive lot ensures privacy while being conveniently close to city amenities. Don’t miss your chance to own this hidden gem! Contact us today to schedule a showing and explore the possibilities.

29. 2025-02-06
    soldstatus $57,500 Sold 705-char remark

    Show marketing remark (705 chars)

    This unique property offers an exciting opportunity for investors or DIY enthusiasts looking for a project! Situated on a spacious 1-acre corner lot, just 25 minutes from downtown Little Rock, this fixer-upper is ready for a transformation. Whether you’re looking to renovate and make it your own or flip for profit, the potential is endless. The home is being sold AS-IS, providing the perfect blank canvas for customization. With ample space for expansion, gardening, or outdoor activities, the expansive lot ensures privacy while being conveniently close to city amenities. Don’t miss your chance to own this hidden gem! Contact us today to schedule a showing and explore the possibilities.

30. 2025-01-23
    historical 705-char remark

    Show marketing remark (705 chars)

    This unique property offers an exciting opportunity for investors or DIY enthusiasts looking for a project! Situated on a spacious 1-acre corner lot, just 25 minutes from downtown Little Rock, this fixer-upper is ready for a transformation. Whether you’re looking to renovate and make it your own or flip for profit, the potential is endless. The home is being sold AS-IS, providing the perfect blank canvas for customization. With ample space for expansion, gardening, or outdoor activities, the expansive lot ensures privacy while being conveniently close to city amenities. Don’t miss your chance to own this hidden gem! Contact us today to schedule a showing and explore the possibilities.

31. 2024-11-29
    status Under Contract 705-char remark

    Show marketing remark (705 chars)

    This unique property offers an exciting opportunity for investors or DIY enthusiasts looking for a project! Situated on a spacious 1-acre corner lot, just 25 minutes from downtown Little Rock, this fixer-upper is ready for a transformation. Whether you’re looking to renovate and make it your own or flip for profit, the potential is endless. The home is being sold AS-IS, providing the perfect blank canvas for customization. With ample space for expansion, gardening, or outdoor activities, the expansive lot ensures privacy while being conveniently close to city amenities. Don’t miss your chance to own this hidden gem! Contact us today to schedule a showing and explore the possibilities.

32. 2024-11-22
    listed $85,000 New Listing 705-char remark

    Show marketing remark (705 chars)

    This unique property offers an exciting opportunity for investors or DIY enthusiasts looking for a project! Situated on a spacious 1-acre corner lot, just 25 minutes from downtown Little Rock, this fixer-upper is ready for a transformation. Whether you’re looking to renovate and make it your own or flip for profit, the potential is endless. The home is being sold AS-IS, providing the perfect blank canvas for customization. With ample space for expansion, gardening, or outdoor activities, the expansive lot ensures privacy while being conveniently close to city amenities. Don’t miss your chance to own this hidden gem! Contact us today to schedule a showing and explore the possibilities.

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: +$265/yr (+$22/mo · 36.4%)

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

Taxation est. · year 1

• Rental income: $16,821
• − Mortgage interest: −$8,677
• − Property taxes: −$727
• − Insurance: −$774
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,506
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,173/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: Pulaski County Spec. School District
• NCES district ID: 0511850
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $53,218
• Composite: 25.67/100
• National rank: #7394
• State rank: #150 of 238 in AR

Livability — Gibson

• Score: 64/100
• State rank: #165
• US rank: #13982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibson, AR
• County: Pulaski County · 372,764 people
• City population: 33,393
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 34,365
• Household income: $76,598
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 774.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 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: ▼ -134.93%
• Current HPI: 198.9456
• Rent YoY: ▲ 4.81%
• 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

+82.2% since first listed

15 events — show timeline

• 2026-05-20 Pending — CARMLS
• 2026-04-11 Price Changed $154,900 CARMLS
• 2026-03-02 Relisted — CARMLS
• 2026-03-01 Listing Removed — CARMLS
• 2026-01-07 Relisted — CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2025-11-25 Price Changed $159,900 CARMLS
• 2025-11-08 Price Changed $169,900 CARMLS
• 2025-10-17 Listed $175,000 CARMLS
• 2025-02-10 Sold (Public Records) $57,500 Public Records
• 2025-02-06 Pending — CARMLS
• 2025-02-06 Sold (MLS) $57,500 CARMLS
• 2025-01-23 Listing Removed — CARMLS
• 2024-11-29 Pending — CARMLS
• 2024-11-22 Listed $85,000 CARMLS

Property tax history

+2.2%/yr

Latest (2025): $727 · +0.5% YoY. Source: county tax records.