111 Brock St · Gosnell, AR 72315

$145,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 6 Days on market

Built 1978 0.29 ac lot Est $142k · at est.

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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 +22.0/30.0
• DSCR +7.0/10.0
• ARV discount +6.5/15.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom and one bath home in Gosnell School District! Nice sized living room, eat-in kitchen (dishwasher, range, & built-in microwave) & covered patio. There is a large concrete slab poured in the backyard that could accommodate a two car garage or a shop building. The roof shingles are appx. 3 years old. The home is all electric and MCEC is the service provider.

Key facts

• New fencing
• Concrete pad
• Fully updated

Tags

• FULLY UPDATED
• NEW WINDOWS
• BRAND NEW SEWER LINES
• NEW FENCING
• SCREENED-IN BACK PORCH
• CONCRETE PAD

Property features AI

Finance

• Other: Located in the Northgate Village Estates subdivision

Exterior

• Parking: Open parking; Driveway (paved); No garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Slab foundation; Built as residential single-family
• Exterior features: Wood privacy fencing; Wooded lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range/oven; Electric water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Blinds on windows; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $231 ($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 $137k (5.4% below list).
• Recommended offer: $137k (5.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#67 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Gosnell School District (town): math 46% / reading 42% proficiency, ranked #42 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gosnell Elementary School (math 58% / reading 47%, grade C-, #75 of 454 statewide, top 17%, 561 students, 76% FRL); Gosnell High School (math 36% / reading 37%, grade F, #79 of 292 statewide, top 27%, 612 students, 69% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 active listings in the ZIP; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $78k; list at $145k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $137,164 (5.4% below list)

Questions for the listing agent

1. Built in 1978 — 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 D-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: 0.95% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $141,831
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Brock St	0.00mi	3/1.0	1,377 (0%)	1mo	$153,000	$111	99
122 Brock St	0.08mi	3/1.5	1,512 (+10%)	3mo	$117,000	$77	75
153 Gosnell St	0.69mi	4/2.0 (+1)	1,314 (-5%)	20mo	$135,000	$103	34

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,885
• Equity at exit: $21,620

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $10,882
• Equity at exit: $12,537

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 72315

• Home prices YoY: -32.5%
• Active inventory: 135
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $231

Break-even live

Break-even rent $1,080

Max offer price $145,000

Occupancy floor 78%

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 9 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   listed $145,000 Active
3. 2023-10-25
   status Active
4. 2023-10-24
   status Pending
5. 2023-10-10
   listed $145,000 Active
6. 2021-05-18
   soldstatus $78,500
7. 2021-05-13
   soldstatus $78,500 381-char remark

   Show marketing remark (381 chars)

   Three bedroom and one bath home in Gosnell School District! Nice sized living room, eat-in kitchen (dishwasher, range, & built-in microwave) & covered patio. There is a large concrete slab poured in the backyard that could accommodate a two car garage or a shop building. The roof shingles are appx. 3 years old. The home is all electric and MCEC is the service provider.

8. 2020-10-08
   listed $85,000 381-char remark

   Show marketing remark (381 chars)

   Three bedroom and one bath home in Gosnell School District! Nice sized living room, eat-in kitchen (dishwasher, range, & built-in microwave) & covered patio. There is a large concrete slab poured in the backyard that could accommodate a two car garage or a shop building. The roof shingles are appx. 3 years old. The home is all electric and MCEC is the service provider.

9. 2008-09-26
   soldstatus $72,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: +$541/yr (+$45/mo · 139.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $16,460
• − Mortgage interest: −$8,122
• − Property taxes: −$387
• − Insurance: −$725
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$4,218
• Taxable income: $374
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,677/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: Gosnell School District
• NCES district ID: 0500029
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $42,829
• Composite: 37.15/100
• National rank: #4484
• State rank: #42 of 238 in AR

Livability — Gosnell

• Score: 69/100
• State rank: #67
• US rank: #8504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gosnell, AR
• Population (ZIP): 20,100

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 3% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.32%
• Current HPI: 175.5603
• 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

+101.4% since first listed

9 events — show timeline

• 2026-04-15 Pending — EARA
• 2026-04-09 Listed $145,000 EARA
• 2023-10-25 Relisted — EARA
• 2023-10-24 Pending — EARA
• 2023-10-10 Listed $145,000 EARA
• 2021-05-18 Sold (Public Records) $78,500 Public Records
• 2021-05-13 Sold (MLS) $78,500 CARMLS
• 2020-10-08 Listed $85,000 CARMLS
• 2008-09-26 Sold (Public Records) $72,000 Public Records

Property tax history

-20.5%/yr

Latest (2025): $387 · -20.5% YoY. Source: county tax records.