408 S Gabbert St · Monticello, AR 71655

$39,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 25 Days on market

Built 1934 0.27 ac lot $38/sqft · 62% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom fixer-upper with timeless appeal — sold as-is and ready for restoration! This classic single-family home sits on a spacious lot with mature trees and a peaceful, established neighborhood setting. Featuring a welcoming front porch, metal roof, and original character, it offers excellent potential to be restored to its former glory. While the interior requires significant work (including cleanup and updates), this is a solid opportunity for investors, handy buyers, or visionaries looking for a project with real heart. Bring your tools and creativity — this one has the bones to shine again! Sale is AS IS, WHERE IS and subject to court approval.

Key facts

• Metal roof
• Original character
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE TREES
• PEACEFUL NEIGHBORHOOD
• WELCOMING FRONT PORCH
• METAL ROOF
• ORIGINAL CHARACTER

Property features AI

Exterior

• Parking: Parking for 3 cars
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Pier foundation
• Exterior features: Asbestos exterior; Metal roof; Paved road access; Sloped lot; Inside city limits

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor/wall furnace; Window units
• Interior features: Carpet and vinyl flooring; Window air units; Floor/wall furnace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 2.9% in Monticello — 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 69/100 on livability (#72 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools F, crime D-, amenities F.
• Monticello School District (town): math 30% / reading 29% proficiency, ranked #161 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 114 active listings in the ZIP; 16 units permitted in Drew County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Drew County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $39k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,415 (1.5% below list)

Questions for the listing agent

1. Built in 1934 — 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. 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?
4. 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?
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: 2.27% ✓
• Cap rate: 19.56%
• Cash-on-cash: 47.37%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (median comp): $102,380
• List price: $39,000
• Delta: -61.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S Gabbert St	0.00mi	3/1.0	1,024 (0%)	0mo	$10,000	$10	100
445 S Edwards St	0.14mi	3/1.0	1,064 (+4%)	10mo	$35,000	$33	79
217 S Edwards St	0.22mi	3/1.0	1,128 (+10%)	14mo	$155,000	$137	61
316 S Texas St	0.36mi	2/1.0 (-1)	1,016 (-1%)	21mo	$40,000	$39	59
528 E Willis St	0.58mi	3/1.0	1,040 (+2%)	20mo	$75,000	$72	54
114 N Mill St	0.53mi	2/1.0 (-1)	910 (-11%)	16mo	$88,000	$97	38
114 S Chester St	0.42mi	2/1.0 (-1)	1,160 (+13%)	19mo	$100,000	$86	37

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: 44.8%
• Equity multiple: 2.94×
• Total profit: $21,148
• Equity at exit: $5,815

10-year hold

• IRR: 50.7%
• Equity multiple: 5.93×
• Total profit: $53,821
• Equity at exit: $3,372

Cash invested: $10,920 (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 71655

• Home prices YoY: -10.8%
• Active inventory: 114
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $431

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 46%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   statusdays on market $39,000 Under Contract 25 DOM
2. 2026-05-04
   listed $39,000 New Listing 680-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,642
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$1,135
• Taxable income: $4,840
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,011/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: Monticello School District
• NCES district ID: 0509840
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 29% ▼ -12.00%
• Median HH income: $33,146
• Composite: 24.19/100
• National rank: #7732
• State rank: #161 of 238 in AR

Livability — Monticello

• Score: 69/100
• State rank: #72
• US rank: #8686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, AR
• Population (ZIP): 13,892

Population outlook (Drew County) Hauer SSP2

• Today (2025): 18,483 people
• By 2030: 18,278 · -1.1%
• By 2040: 17,712 · -4.2%
• By 2050: 17,015 · -7.9%
• By 2075: 15,815 · -14.4%
• By 2100: 14,335 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 28% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Drew

• 2024 margin: Solid R (+33.8) · D 32.2% · R 66.0% · Other 1.8%
• 2008→2024 swing: -14.7pp toward R · 2008: -19.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+27.8 2016: R+24.5 2012: R+18.9 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.27%
• Current HPI: 218.1414
• 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

-74.4% since first listed

3 events — show timeline

• 2026-06-16 Sold (MLS) $10,000 CARMLS
• 2026-05-30 Pending — CARMLS
• 2026-05-04 Listed $39,000 CARMLS