17508 Batesville Pike · Gibson, AR 72120

$139,900

3 bd · 1.5 ba · 999 sqft · SingleFamily public records · 97 Days on market

Built 1970 8,276 sqft lot Est $107k · 31% over

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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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3 Bedroom , 1.5 Bathroom home in the heart of Sherwood that is RURAL DEVELOPMENT ELIGIBLE!! Minutes from shopping and the interstate, this updated home would be the perfect starter home or rental property! New windows in 2018, new HVAC in 2019, with immaculate hardwood floors in most of the home, The large backyard is fully fenced and has a fire pit.

Key facts

• Hvac
• Roof
• Water heater

Tags

• FULLY FENCED BACKYARD
• ORIGINAL HARDWOOD FLOORS
• NEW WINDOWS
• HVAC
• ROOF
• WATER HEATER

Property features AI

Finance

• Financial info: Accepted financing: VA, FHA, Conventional, Rural Development loans, or Cash

Exterior

• Parking: Garage; Parking pad; 1 covered parking space
• Utilities: Public sewer; Public water; Municipal electric (Entergy); Natural gas
• Home design: Brick and frame with metal/vinyl siding exterior
• Construction: Crawl space foundation; Composition roof with 3-tab shingles
• Exterior features: Deck; Fully fenced yard; Paved road access; Up-slope lot

Interior

• Kitchen: Free-standing stove; Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Gas water heater; Ceiling fans; Insulated windows
• Laundry & utility: Washer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $135k (3.3% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.0% in Gibson — 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 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); 243 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 of loan paydown is wiped out by about $4k 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 97 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.97% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $106,893
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17508 Batesville Pike	0.00mi	3/1.5	1,000 (+0%)	1mo	$145,000	$145	99
10 Brookway Ln	0.16mi	3/1.0	1,070 (+7%)	3mo	$72,000	$67	77
12 Parkridge Dr	0.08mi	3/1.0	853 (-15%)	1mo	$75,000	$88	69
16 Santiago Dr	0.10mi	2/2.0 (-1)	1,026 (+3%)	20mo	$110,000	$107	67
11005 Jacksonville Cato Rd	0.57mi	2/1.0 (-1)	972 (-3%)	1mo	$165,000	$170	61
12 Lenox Rd	0.63mi	2/1.0 (-1)	875 (-12%)	3mo	$80,000	$91	41

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,998
• Equity at exit: $20,860

10-year hold

• IRR: 6.1%
• Equity multiple: 1.49×
• Total profit: $19,284
• Equity at exit: $12,096

Cash invested: $39,172 (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: 243
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$734
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $191

Break-even live

Break-even rent $1,111

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Brookway Ln Sherwood, AR	3.0	1.5	1024	$1,195	$1.17	43d	1	0.21mi
10204 Bamboo Ln Lot 7 Sherwood, AR	2.0	2.0	810	$1,100	$1.36	14d	1	1.05mi
10204 Bamboo Ln Unit 2 Sherwood, AR	2.0	1.0	540	$800	$1.48	43d	1	1.05mi
10204 Bamboo Ln Unit 4 Sherwood, AR	2.0	2.0	810	$995	$1.23	14d	1	1.05mi
67 Aloha Cir Unit A Sherwood, AR	2.0	1.0	900	$995	$1.11	23d	1	1.43mi

Listing history 20 events

1. 2026-04-24
   status Under Contract
2. 2026-03-10
   price $139,900
3. 2026-01-17
   listed $145,000 New Listing
4. 2023-06-06
   soldstatus $130,000
5. 2023-06-01
   status Under Contract 373-char remark

   Show marketing remark (373 chars)

   Welcome home to this 3 Bedroom , 1.5 Bathroom home in the heart of Sherwood that is RURAL DEVELOPMENT ELIGIBLE!! Minutes from shopping and the interstate, this updated home would be the perfect starter home or rental property! New windows in 2018, new HVAC in 2019, with immaculate hardwood floors in most of the home, The large backyard is fully fenced and has a fire pit.

6. 2023-06-01
   soldstatus $130,000 Sold 373-char remark

   Show marketing remark (373 chars)

   Welcome home to this 3 Bedroom , 1.5 Bathroom home in the heart of Sherwood that is RURAL DEVELOPMENT ELIGIBLE!! Minutes from shopping and the interstate, this updated home would be the perfect starter home or rental property! New windows in 2018, new HVAC in 2019, with immaculate hardwood floors in most of the home, The large backyard is fully fenced and has a fire pit.

7. 2023-04-25
   historical Take Backups 373-char remark

   Show marketing remark (373 chars)

   Welcome home to this 3 Bedroom , 1.5 Bathroom home in the heart of Sherwood that is RURAL DEVELOPMENT ELIGIBLE!! Minutes from shopping and the interstate, this updated home would be the perfect starter home or rental property! New windows in 2018, new HVAC in 2019, with immaculate hardwood floors in most of the home, The large backyard is fully fenced and has a fire pit.

8. 2023-04-18
   listed $130,000 New Listing 373-char remark

   Show marketing remark (373 chars)

   Welcome home to this 3 Bedroom , 1.5 Bathroom home in the heart of Sherwood that is RURAL DEVELOPMENT ELIGIBLE!! Minutes from shopping and the interstate, this updated home would be the perfect starter home or rental property! New windows in 2018, new HVAC in 2019, with immaculate hardwood floors in most of the home, The large backyard is fully fenced and has a fire pit.

9. 2020-11-20
   soldstatus $91,500 Sold 221-char remark

   Show marketing remark (221 chars)

   Updated 3 Bedroom and 1.5 bath home minutes from town. Perfect starter home or investment property! Fresh Paint, new windows in 2018 , and new HVAC in 2019! Large fully fenced in back yard with custom deck and fire pit.

10. 2020-10-10
    status Under Contract 221-char remark

    Show marketing remark (221 chars)

    Updated 3 Bedroom and 1.5 bath home minutes from town. Perfect starter home or investment property! Fresh Paint, new windows in 2018 , and new HVAC in 2019! Large fully fenced in back yard with custom deck and fire pit.

11. 2020-10-09
    listed $89,900 New Listing 221-char remark

    Show marketing remark (221 chars)

    Updated 3 Bedroom and 1.5 bath home minutes from town. Perfect starter home or investment property! Fresh Paint, new windows in 2018 , and new HVAC in 2019! Large fully fenced in back yard with custom deck and fire pit.

12. 2017-11-10
    historical
13. 2017-06-15
    price $76,900
14. 2017-05-09
    listed $78,900 New Listing
15. 2015-03-20
    historical
16. 2014-09-19
    listed $74,900
17. 2013-01-08
    soldstatus $68,000
18. 2012-12-19
    soldstatus $67,500
19. 2012-10-12
    historical
20. 2012-08-13
    listed $73,900

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,028 · $86/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,240
• − Mortgage interest: −$7,837
• − Property taxes: −$1,028
• − Insurance: −$700
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,070
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,296/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

+89.3% since first listed

20 events — show timeline

• 2026-04-24 Pending — CARMLS
• 2026-03-10 Price Changed $139,900 CARMLS
• 2026-01-17 Listed $145,000 CARMLS
• 2023-06-06 Sold (Public Records) $130,000 Public Records
• 2023-06-01 Pending — CARMLS
• 2023-06-01 Sold (MLS) $130,000 CARMLS
• 2023-04-25 Contingent — CARMLS
• 2023-04-18 Listed $130,000 CARMLS
• 2020-11-20 Sold (MLS) $91,500 CARMLS
• 2020-10-10 Pending — CARMLS
• 2020-10-09 Listed $89,900 CARMLS
• 2017-11-10 Listing Removed — CARMLS
• 2017-06-15 Price Changed $76,900 CARMLS
• 2017-05-09 Listed $78,900 CARMLS
• 2015-03-20 Listing Removed — CARMLS
• 2014-09-19 Listed $74,900 CARMLS
• 2013-01-08 Sold (Public Records) $68,000 Public Records
• 2012-12-19 Sold (MLS) $67,500 CARMLS
• 2012-10-12 Listing Removed — CARMLS
• 2012-08-13 Listed $73,900 CARMLS

Property tax history

+5.1%/yr

Latest (2025): $1,028 · +2.2% YoY. Source: county tax records.