104 W 3rd St · Gentry, AR 72734

$145,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 44 Days on market

5,227 sqft lot Est $129k · 12% over

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Why this score? — see what drove the C 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 +22.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks MLS

This practical 2 bed, 1 bath home offers both practicality & potential in a desirable area of Gentry. With an inviting layout & thoughtful updates, it’s ideal for those seeking a comfortable living space with room to grow. The interior features laminate wood flooring in the living areas, while the kitchen & bathroom have been upgraded with ceramic flooring, adding a modern touch to the home’s classic charm. A standout feature is the insulated detached building in the back, a blank canvas for creativity. Add two bedrooms & a bathroom, or transform it into a guest suite with a bedroom, small kitchen, living area, & bathroom—the choice is yours. The property also includes a detached metal carport for two cars, offering both convenience & protection. Located in a great area of Gentry, this home provides versatile living with expansion potential. Don’t miss out—schedule a showing today & explore the potential this home offers!

Key facts

• Ceramic flooring
• Double carport
• 5,227 sq ft lot

Tags

• LAMINATE WOOD FLOORING
• CERAMIC FLOORING
• INSULATED OUTBUILDING
• DETACHED INSULATED BUILDING
• DOUBLE CARPORT
• DETACHED METAL CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $139k (4.4% below list).
• Recommended offer: $139k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.8% in Gentry — 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 67/100 on livability (#95 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Gentry School District (town): math 36% / reading 41% proficiency, ranked #71 of 238 in AR (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gentry Intermediate School (math 41% / reading 37%, grade F, #221 of 454 statewide, top 49%, 385 students, 59% FRL); Gentry Middle School (math 37% / reading 41%, grade F, #102 of 201 statewide, top 52%, 375 students, 60% FRL); Gentry High School (math 28% / reading 46%, grade F, #64 of 292 statewide, top 26%, 505 students, 45% FRL).
• Market conditions: 256 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $138,649 (4.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $129,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N Little Ave	0.38mi	2/1.0	736 (+6%)	21mo	$118,000	$160	55
321 N Little Ave	0.50mi	2/1.0	768 (+10%)	20mo	$143,000	$186	43

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: 29.5%
• Equity multiple: 3.32×
• Total profit: $94,281
• Equity at exit: $130,627

10-year hold

• IRR: 25.5%
• Equity multiple: 7.54×
• Total profit: $265,407
• Equity at exit: $281,703

Cash invested: $40,600 (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 72734

• Home prices YoY: 12.2%
• Active inventory: 256
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $241

Break-even live

Break-even rent $1,081

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $324	-5% $283	+0% $241	+5% $200	+10% $159
Rent	-10% $132	-5% $187	+0% $241	+5% $296	+10% $351
Rate	-1.0pp $315	-0.5pp $278	base $241	+0.5pp $204	+1.0pp $166

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $145,000 Active 44 DOM
2. 2026-06-18
   days on market $145,000 Active 41 DOM
3. 2026-06-17
   days on market $145,000 Active 40 DOM
4. 2026-06-16
   days on market $145,000 Active 39 DOM
5. 2026-06-15
   days on market $145,000 Active 38 DOM
6. 2026-06-14
   days on market $145,000 Active 36 DOM
7. 2026-06-13
   days on market $145,000 Active 35 DOM
8. 2026-06-10
   days on market $145,000 Active 33 DOM
9. 2026-06-09
   days on market $145,000 Active 32 DOM
10. 2026-06-08
    days on market $145,000 Active 31 DOM
11. 2026-06-07
    days on market $145,000 Active 30 DOM
12. 2026-06-03
    days on market $145,000 Active 26 DOM
13. 2026-06-02
    days on market $145,000 Active 25 DOM
14. 2026-06-01
    days on market $145,000 Active 24 DOM
15. 2026-05-31
    days on market $145,000 Active 23 DOM
16. 2026-05-31
    days on market $145,000 Active 22 DOM
17. 2026-03-28
    status Pending
18. 2026-03-17
    price $150,000
19. 2026-03-09
    listed $169,000 Active
20. 2024-12-19
    soldstatus $160,499
21. 2024-12-17
    soldstatus $160,499 Closed 1007-char remark

    Show marketing remark (1007 chars)

    This practical 2 bed, 1 bath home offers both practicality & potential in a desirable area of Gentry. With an inviting layout & thoughtful updates, it’s ideal for those seeking a comfortable living space with room to grow. The interior features laminate wood flooring in the living areas, while the kitchen & bathroom have been upgraded with ceramic flooring, adding a modern touch to the home’s classic charm. A standout feature is the insulated detached building in the back, a blank canvas for creativity. Add two bedrooms & a bathroom, or transform it into a guest suite with a bedroom, small kitchen, living area, & bathroom—the choice is yours. The property also includes a detached metal carport for two cars, offering both convenience & protection. Located in a great area of Gentry, this home provides versatile living with expansion potential. Don’t miss out—schedule a showing today & explore the potential this home offers!

22. 2024-11-21
    status Pending 1007-char remark

    Show marketing remark (1007 chars)

    This practical 2 bed, 1 bath home offers both practicality & potential in a desirable area of Gentry. With an inviting layout & thoughtful updates, it’s ideal for those seeking a comfortable living space with room to grow. The interior features laminate wood flooring in the living areas, while the kitchen & bathroom have been upgraded with ceramic flooring, adding a modern touch to the home’s classic charm. A standout feature is the insulated detached building in the back, a blank canvas for creativity. Add two bedrooms & a bathroom, or transform it into a guest suite with a bedroom, small kitchen, living area, & bathroom—the choice is yours. The property also includes a detached metal carport for two cars, offering both convenience & protection. Located in a great area of Gentry, this home provides versatile living with expansion potential. Don’t miss out—schedule a showing today & explore the potential this home offers!

23. 2024-10-23
    price $164,499 1007-char remark

    Show marketing remark (1007 chars)

    This practical 2 bed, 1 bath home offers both practicality & potential in a desirable area of Gentry. With an inviting layout & thoughtful updates, it’s ideal for those seeking a comfortable living space with room to grow. The interior features laminate wood flooring in the living areas, while the kitchen & bathroom have been upgraded with ceramic flooring, adding a modern touch to the home’s classic charm. A standout feature is the insulated detached building in the back, a blank canvas for creativity. Add two bedrooms & a bathroom, or transform it into a guest suite with a bedroom, small kitchen, living area, & bathroom—the choice is yours. The property also includes a detached metal carport for two cars, offering both convenience & protection. Located in a great area of Gentry, this home provides versatile living with expansion potential. Don’t miss out—schedule a showing today & explore the potential this home offers!

24. 2024-09-17
    price $169,900 1007-char remark

    Show marketing remark (1007 chars)

    This practical 2 bed, 1 bath home offers both practicality & potential in a desirable area of Gentry. With an inviting layout & thoughtful updates, it’s ideal for those seeking a comfortable living space with room to grow. The interior features laminate wood flooring in the living areas, while the kitchen & bathroom have been upgraded with ceramic flooring, adding a modern touch to the home’s classic charm. A standout feature is the insulated detached building in the back, a blank canvas for creativity. Add two bedrooms & a bathroom, or transform it into a guest suite with a bedroom, small kitchen, living area, & bathroom—the choice is yours. The property also includes a detached metal carport for two cars, offering both convenience & protection. Located in a great area of Gentry, this home provides versatile living with expansion potential. Don’t miss out—schedule a showing today & explore the potential this home offers!

25. 2024-08-24
    listed $179,900 Active 1007-char remark

    Show marketing remark (1007 chars)

    This practical 2 bed, 1 bath home offers both practicality & potential in a desirable area of Gentry. With an inviting layout & thoughtful updates, it’s ideal for those seeking a comfortable living space with room to grow. The interior features laminate wood flooring in the living areas, while the kitchen & bathroom have been upgraded with ceramic flooring, adding a modern touch to the home’s classic charm. A standout feature is the insulated detached building in the back, a blank canvas for creativity. Add two bedrooms & a bathroom, or transform it into a guest suite with a bedroom, small kitchen, living area, & bathroom—the choice is yours. The property also includes a detached metal carport for two cars, offering both convenience & protection. Located in a great area of Gentry, this home provides versatile living with expansion potential. Don’t miss out—schedule a showing today & explore the potential this home offers!

26. 2020-08-25
    soldstatus $57,200
27. 1992-07-09
    soldstatus $25,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$532/yr (+$44/mo · 134.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,638
• − Mortgage interest: −$8,122
• − Property taxes: −$396
• − Insurance: −$725
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,218
• Taxable income: $514
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,774/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: Gentry School District
• NCES district ID: 0506540
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $45,160
• Composite: 32.77/100
• National rank: #5629
• State rank: #71 of 238 in AR

Livability — Gentry

• Score: 67/100
• State rank: #95
• US rank: #10230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gentry, AR
• Population (ZIP): 8,385

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 60% Two or more races 25% Hispanic / Latino 13% Asian 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 6% Spanish 4% German/W. Germanic 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: ▲ 44.03%
• Current HPI: 405.1448
• 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

+500.0% since first listed

11 events — show timeline

• 2026-03-28 Pending — NWARMLS
• 2026-03-17 Price Changed $150,000 NWARMLS
• 2026-03-09 Listed $169,000 NWARMLS
• 2024-12-19 Sold (Public Records) $160,499 Public Records
• 2024-12-17 Sold (MLS) $160,499 NWARMLS
• 2024-11-21 Pending — NWARMLS
• 2024-10-23 Price Changed $164,499 NWARMLS
• 2024-09-17 Price Changed $169,900 NWARMLS
• 2024-08-24 Listed $179,900 NWARMLS
• 2020-08-25 Sold (Public Records) $57,200 Public Records
• 1992-07-09 Sold (Public Records) $25,000 Public Records

Property tax history

+33.7%/yr

Latest (2025): $396 · +194.8% YoY. Source: county tax records.