105 SW Nelson Park Rd · Gravette, AR 72736

$99,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 2 Days on market

Built 1972 7,405 sqft lot Est $187k · 47% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this opportunity! Here is your chance to live in Gravette for UNDER $100,000! This has been recently remodeled and is ready to move in to! Are you wanting to live cheaply with low maintaince? This is for you! Are you looking for a reasonably priced rental? This is for you! It was recently rented for over $1,000 a month! A lot of options for this one! Small yard makes the maintaince even lower! This 2 Bd 1 Ba features a nicely sized kitchen, plenty of storage, and it is even ready for you to put a wood stove in! Check this one out before it is gone! Will need to be cash or conventional loan. Another attached room with out heat and air has not been counted in the square footage! All

Key facts

• Nicely sized kitchen
• Recently remodeled
• Plenty of storage

Tags

• RECENTLY REMODELED
• NICELY SIZED KITCHEN
• PLENTY OF STORAGE
• READY FOR WOOD STOVE
• SMALL YARD

Property features AI

Finance

• HOA & community: Monthly association fee (frequency listed); Near schools

Exterior

• Parking: Attached covered parking (1 space)
• Utilities: Electricity available; Natural gas available; Public water; Sewer available
• Home design: Single-story property; 25+ years old
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Concrete driveway; Porch; Partial fencing; Public road access; Cleared city lot in central business district

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Gas water heater
• Bedrooms: Bonus room
• Flooring: Luxury vinyl plank; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double pane windows; None (no additional interior features listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.1% vs local median 2.9% 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: 172 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago 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.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $99,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 SW Nelson Park Rd	0.04mi	3/2.0 (+1)	1,184 (+14%)	4mo	$205,000	$173	63
1117 SW Dallas St	0.20mi	2/1.0	1,116 (+7%)	20mo	$130,000	$116	62
1095 SW Main St	0.13mi	2/1.0	1,184 (+14%)	17mo	$365,000	$308	57
403 SW 1st Ave	0.73mi	3/1.0 (+1)	1,056 (+2%)	15mo	$190,000	$180	46
409 SW 2nd Ave	0.67mi	2/2.0	960 (-8%)	16mo	$200,000	$208	38

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: 39.7%
• Equity multiple: 4.04×
• Total profit: $85,049
• Equity at exit: $89,998

10-year hold

• IRR: 34.2%
• Equity multiple: 9.09×
• Total profit: $226,318
• Equity at exit: $194,084

Cash invested: $27,972 (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: 172
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$524
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $481

Break-even live

Break-even rent $799

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $538	-5% $510	+0% $481	+5% $453	+10% $425
Rent	-10% $370	-5% $426	+0% $481	+5% $537	+10% $593
Rate	-1.0pp $532	-0.5pp $507	base $481	+0.5pp $455	+1.0pp $429

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: $24,975
• Closing costs: $2,997
• 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	22d	1	0.19mi
840 Baker St NW Gravette, AR	3.0	2.5	1456	$1,450	$1.00	15d	1	0.33mi
840 Baker St NW Unit 840 Gravette, AR	3.0	2.5	1450	$1,450	$1.00	44d	1	0.33mi
820 Baker St NW Gravette, AR	3.0	2.5	1456	$1,490	$1.02	15d	1	0.34mi
408 2nd Ave SE Gravette, AR	3.0	2.5	1200	$1,500	$1.25	44d	1	0.81mi
205 White Oak Dr NE Unit C Gravette, AR	2.0	2.0	1016	$1,100	$1.08	15d	1	1.01mi
606 Elgin St NE Gravette, AR	3.0	2.0	1152	$1,400	$1.22	44d	1	1.15mi

Listing history 4 events

1. 2026-06-17
   status $99,900 Pending 2 DOM
2. 2026-06-17
   days on market $99,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $99,900 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: $791 · $66/mo
• Projected year-2 tax: $791 · $66/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 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: $16,902
• − Mortgage interest: −$5,596
• − Property taxes: −$791
• − Insurance: −$500
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,906
• Taxable income: $4,406
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,719/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

+399.5% since first listed

17 events — show timeline

• 2026-06-15 Listed $99,900 NWARMLS
• 2025-04-17 Rental Removed $1,020 APPFOLIO
• 2025-04-03 Listed for Rent $1,020 APPFOLIO
• 2024-09-07 Price Changed $120,000 NWARMLS
• 2024-03-24 Rental Removed $1,000 APPFOLIO
• 2024-03-19 Price Changed $1,000 APPFOLIO
• 2024-03-13 Listed for Rent $1,075 APPFOLIO
• 2023-12-18 Price Changed $165,000 NWARMLS
• 2023-11-11 Rental Removed $1,175 APPFOLIO
• 2023-10-20 Price Changed $1,175 APPFOLIO
• 2023-09-24 Listed for Rent $1,200 APPFOLIO
• 2023-08-19 Price Changed $179,900 NWARMLS
• 2023-07-17 Price Changed $198,500 NWARMLS
• 2023-07-07 Price Changed $205,000 NWARMLS
• 2023-06-20 Price Changed $210,000 NWARMLS
• 2023-04-03 Sold (Public Records) $85,000 Public Records
• 2005-12-07 Sold (Public Records) $20,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $791 · +1.1% YoY. Source: county tax records.