35 Compass Pt · Gibson, AR 72120

$42,000

3 bd · 1.0 ba · 943 sqft · SingleFamily public records · 48 Days on market

Built 1989 4,356 sqft lot ↓ 30% since listing

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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
• 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

CUTE 3 BEDROOM 1 BATH INVESTOR HOME. QUIET RURAL NEIGHBORHOOD

Key facts

• 4,356 sq ft lot
• Parking
• Built 1989

Property features AI

Finance

• Financial info: Annual taxes approximately $500

Exterior

• Parking: Parking pad for 1 car
• Utilities: Public water; Electric from cooperative; Natural gas
• Home design: Single-family property; Approximately 1,000 square feet; Approximately 0.1 acre lot (per tax records)
• Construction: Slab/crawl combination foundation
• Exterior features: Metal/vinyl siding; 3-tab shingle roof; Paved road access; Sloped, rural lot

Interior

• Kitchen: Gas range; Refrigerator stays
• Flooring: Wood; Concrete; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central cooling
• Interior features: Wood, concrete, and laminate floors; Formal living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.2% 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); 248 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $290 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
5. 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.
6. 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: 3.03% ✓
• Cap rate: 27.16%
• Cash-on-cash: 74.53%
• DSCR: 4.32
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $114,103
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Compass Point St	0.01mi	3/1.0	943 (0%)	9mo	$65,000	$69	92
35 Compass Pt	0.00mi	3/1.0	1,000 (+6%)	1mo	$41,000	$41	89
28 Compass Point St	0.06mi	3/1.0	943 (0%)	23mo	$114,900	$122	78
12 Waterfront Dr	0.15mi	3/1.0	1,012 (+7%)	17mo	$120,500	$119	67
47 Aloha Cir	0.39mi	3/1.0	988 (+5%)	9mo	$120,000	$121	67
55 Aloha Cir	0.40mi	3/1.0	998 (+6%)	6mo	$130,000	$130	66
4 Wiki Wiki Dr	0.26mi	3/1.0	988 (+5%)	20mo	$149,000	$151	63
2116 Koko Dr	0.35mi	3/1.0	1,012 (+7%)	13mo	$132,500	$131	61
10015 Jacksonville Cato Rd	0.44mi	3/1.5	1,025 (+9%)	12mo	$70,000	$68	53
22 Aloha	0.34mi	3/1.5	1,080 (+14%)	14mo	$117,500	$109	46

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: 76.4%
• Equity multiple: 4.58×
• Total profit: $42,085
• Equity at exit: $6,262

10-year hold

• IRR: 80.5%
• Equity multiple: 10.07×
• Total profit: $106,636
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$220
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $730

Break-even live

Break-even rent $348

Max offer price $42,000

Occupancy floor 38%

Sensitivity live

Price	-10% $754	-5% $742	+0% $730	+5% $719	+10% $707
Rent	-10% $630	-5% $680	+0% $730	+5% $781	+10% $831
Rate	-1.0pp $752	-0.5pp $741	base $730	+0.5pp $720	+1.0pp $708

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10204 Bamboo Ln Lot 7 Sherwood, AR	2.0	2.0	810	$1,100	$1.36	15d	1	0.32mi
10204 Bamboo Ln Unit 2 Sherwood, AR	2.0	1.0	540	$800	$1.48	45d	1	0.32mi
10204 Bamboo Ln Unit 4 Sherwood, AR	2.0	2.0	810	$995	$1.23	15d	1	0.32mi
67 Aloha Cir Unit A Sherwood, AR	2.0	1.0	900	$995	$1.11	24d	1	0.36mi
21 Brookway Ln Sherwood, AR	3.0	1.5	1024	$1,195	$1.17	45d	1	1.18mi

Listing history 11 events

1. 2026-06-05
   statusdays on market $42,000 Under Contract 48 DOM
2. 2026-06-03
   days on market $42,000 Take Backups 47 DOM
3. 2026-06-02
   days on market $42,000 Take Backups 46 DOM
4. 2026-06-01
   days on market $42,000 Take Backups 45 DOM
5. 2026-05-31
   days on market $42,000 Take Backups 44 DOM
6. 2026-05-31
   days on market $42,000 Take Backups 43 DOM
7. 2026-05-21
   historical Take Backups
8. 2026-05-21
   price $42,000
9. 2026-05-20
   status Price Change
10. 2026-04-21
    historical Take Backups
11. 2026-04-09
    listed $60,000 New Listing

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $446 · $37/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,271
• − Mortgage interest: −$2,353
• − Property taxes: −$446
• − Insurance: −$210
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$1,222
• Taxable income: $8,597
• Est. tax owed @ 24.0%: −$2,063
• After-tax cash flow: $6,702/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

-30.0% since first listed

5 events — show timeline

• 2026-05-21 Contingent — CARMLS
• 2026-05-21 Price Changed $42,000 CARMLS
• 2026-05-20 Relisted — CARMLS
• 2026-04-21 Contingent — CARMLS
• 2026-04-09 Listed $60,000 CARMLS

Property tax history

+1.5%/yr

Latest (2025): $446 · +3.0% YoY. Source: county tax records.