6 Compass Pt · Gibson, AR 72120

$139,900

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 24 Days on market

Built 1971 10,454 sqft lot Est $163k · 14% under

---

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 +21.6/30.0
• ARV discount +13.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• 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 MLS

* * Great Starter or Investment Home in Bamboo Village! * * Discover this charming 3-bedroom, 1-bath home nestled in the * * Bamboo Village subdivision * * of Sherwood. With just over * * 1,300 square feet * * of living space, this home features * * laminate flooring throughout * * and a * * new roof installed in 2022 * * . The * * fully fenced backyard * * offers space for outdoor enjoyment, pets, or gardening. Whether you're looking for your first home or a solid investment property, this home offers comfort, functionality, and value in a convenient location. Don’t miss out!

Key facts

• Newer roof
• New water heater
• Recreation areas

Tags

• NEWER ROOF
• NEW WATER HEATER
• FULLY FENCED BACKYARD
• CLOSE PROXIMITY TO LOCAL PARKS
• WALKING TRAILS
• RECREATION AREAS

Property features AI

Finance

• Financial info: Financing available: VA, FHA, conventional, rural development, or cash

Exterior

• Parking: Parking pads
• Utilities: Public water; Public sewer; Municipal electric (Entergy); Natural gas
• Home design: Brick and brick & frame combo exterior
• Construction: Slab foundation; Composition / architectural shingle roof
• Exterior features: Level lot; Paved road frontage; Lot inside city limits

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher
• Flooring: Tile; Laminate; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Sheetrock walls and ceilings; Tile, laminate and luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $213 ($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 $138k (1.5% below list).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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: 0.99% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $162,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Waterfront Dr	0.06mi	3/1.0	1,261 (-4%)	0mo	$145,000	$115	90
66 Aloha Cir	0.17mi	3/2.0	1,224 (-7%)	6mo	$30,000	$25	72
3 Luau Dr	0.07mi	4/2.0 (+1)	1,432 (+9%)	8mo	$142,000	$99	66
38 Compass Point St	0.21mi	3/2.0	1,167 (-11%)	4mo	$110,000	$94	64
16 Cinnamon Dr	0.35mi	2/2.5 (-1)	1,310 (-0%)	10mo	$135,100	$103	64
38 Sheila Dr	0.67mi	3/2.0	1,314 (+0%)	3mo	$195,000	$148	63
2707 Koko Dr	0.57mi	3/2.0	1,329 (+1%)	10mo	$145,000	$109	59
29 Frostwood Dr	0.68mi	3/1.5	1,337 (+2%)	6mo	$165,900	$124	58
29 Sheila Dr	0.58mi	3/2.0	1,389 (+6%)	4mo	$210,000	$151	56
61 Cinnamon Dr	0.58mi	3/2.0	1,228 (-6%)	5mo	$185,000	$151	54
77 Cinnamon Dr	0.67mi	3/2.0	1,408 (+7%)	5mo	$189,900	$135	49
2740 Koko Dr	0.65mi	4/1.5 (+1)	1,382 (+5%)	9mo	$171,000	$124	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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,568
• Equity at exit: $20,860

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $22,507
• 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: 248
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $213

Break-even live

Break-even rent $1,108

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $292	-5% $253	+0% $213	+5% $174	+10% $134
Rent	-10% $104	-5% $159	+0% $213	+5% $268	+10% $322
Rate	-1.0pp $284	-0.5pp $249	base $213	+0.5pp $177	+1.0pp $140

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Aloha Cir Unit A Sherwood, AR	2.0	1.0	900	$995	$1.11	24d	1	0.18mi
59 Aloha Cir Sherwood, AR	4.0	2.0	1200	$1,195	$1.00	20d	1	0.20mi
38 Compass Point St Sherwood, AR	3.0	2.0	1167	$1,050	$0.90	24d	1	0.21mi
21 Brookway Ln Sherwood, AR	3.0	1.5	1024	$1,195	$1.17	44d	1	1.12mi
16 Brookway Ln Sherwood, AR	3.0	2.0	1206	$1,295	$1.07	24d	1	1.16mi
8 Brookway Ln Sherwood, AR	3.0	2.0	1170	$1,300	$1.11	44d	1	1.20mi
8061 Nora Ln Sherwood, AR	3.0	2.5	1700	$3,069	$1.81	24d	1	1.25mi
1717 Hatcher Rd Unit 16 Sherwood, AR	3.0	2.0	1280	$800	$0.62	15d	1	1.29mi
1717 Hatcher Rd Unit 23 Sherwood, AR	3.0	2.0	1280	$750	$0.59	15d	1	1.38mi

Listing history 30 events

1. 2026-06-21
   days on market $139,900 Active 24 DOM
2. 2026-06-18
   days on market $139,900 Active 21 DOM
3. 2026-06-17
   days on market $139,900 Active 20 DOM
4. 2026-06-16
   days on market $139,900 Active 19 DOM
5. 2026-06-15
   days on market $139,900 Active 18 DOM
6. 2026-06-14
   days on market $139,900 Active 16 DOM
7. 2026-06-13
   days on market $139,900 Active 15 DOM
8. 2026-06-10
   days on market $139,900 Active 13 DOM
9. 2026-06-09
   days on market $139,900 Active 12 DOM
10. 2026-06-08
    days on market $139,900 Active 11 DOM
11. 2026-06-07
    days on market $139,900 Active 10 DOM
12. 2026-06-05
    statusdays on market $139,900 Active 7 DOM
13. 2026-06-03
    days on market $139,900 New Listing 6 DOM
14. 2026-06-02
    days on market $139,900 New Listing 5 DOM
15. 2026-06-01
    days on market $139,900 New Listing 4 DOM
16. 2026-05-31
    days on market $139,900 New Listing 3 DOM
17. 2026-05-31
    days on market $139,900 New Listing 2 DOM
18. 2026-05-28
    listed $139,900 New Listing
19. 2025-08-25
    historical $1,295
20. 2025-08-02
    listed $1,295
21. 2025-07-23
    soldstatus $110,000
22. 2025-07-18
    soldstatus $110,000 Sold 612-char remark

    Show marketing remark (612 chars)

    * * Great Starter or Investment Home in Bamboo Village! * * Discover this charming 3-bedroom, 1-bath home nestled in the * * Bamboo Village subdivision * * of Sherwood. With just over * * 1,300 square feet * * of living space, this home features * * laminate flooring throughout * * and a * * new roof installed in 2022 * * . The * * fully fenced backyard * * offers space for outdoor enjoyment, pets, or gardening. Whether you're looking for your first home or a solid investment property, this home offers comfort, functionality, and value in a convenient location. Don’t miss out!

23. 2025-06-24
    status Under Contract 612-char remark

    Show marketing remark (612 chars)

    * * Great Starter or Investment Home in Bamboo Village! * * Discover this charming 3-bedroom, 1-bath home nestled in the * * Bamboo Village subdivision * * of Sherwood. With just over * * 1,300 square feet * * of living space, this home features * * laminate flooring throughout * * and a * * new roof installed in 2022 * * . The * * fully fenced backyard * * offers space for outdoor enjoyment, pets, or gardening. Whether you're looking for your first home or a solid investment property, this home offers comfort, functionality, and value in a convenient location. Don’t miss out!

24. 2025-06-19
    listed $134,000 New Listing 612-char remark

    Show marketing remark (612 chars)

    * * Great Starter or Investment Home in Bamboo Village! * * Discover this charming 3-bedroom, 1-bath home nestled in the * * Bamboo Village subdivision * * of Sherwood. With just over * * 1,300 square feet * * of living space, this home features * * laminate flooring throughout * * and a * * new roof installed in 2022 * * . The * * fully fenced backyard * * offers space for outdoor enjoyment, pets, or gardening. Whether you're looking for your first home or a solid investment property, this home offers comfort, functionality, and value in a convenient location. Don’t miss out!

25. 2022-08-10
    soldstatus $100,000
26. 2012-10-22
    soldstatus $67,000
27. 2012-10-15
    soldstatus $67,000 356-char remark

    Show marketing remark (356 chars)

    Large family room and big back yard--conveniently located to LRAFB. Covered porch. Small room that would be great for extra closet, pantry or a small office. Many updates include: new windows, new living room floor in 2011, dining room floor 2012, new siding in 2011, New heat/air February 2012, Roof in 2009. Stove and microwave is less than 2 years old.

28. 2012-09-05
    historical 356-char remark

    Show marketing remark (356 chars)

    Large family room and big back yard--conveniently located to LRAFB. Covered porch. Small room that would be great for extra closet, pantry or a small office. Many updates include: new windows, new living room floor in 2011, dining room floor 2012, new siding in 2011, New heat/air February 2012, Roof in 2009. Stove and microwave is less than 2 years old.

29. 2012-08-10
    listed $72,000 356-char remark

    Show marketing remark (356 chars)

    Large family room and big back yard--conveniently located to LRAFB. Covered porch. Small room that would be great for extra closet, pantry or a small office. Many updates include: new windows, new living room floor in 2011, dining room floor 2012, new siding in 2011, New heat/air February 2012, Roof in 2009. Stove and microwave is less than 2 years old.

30. 2002-03-05
    soldstatus $57,305

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 · 18 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: $16,539
• − Mortgage interest: −$7,837
• − Property taxes: −$1,004
• − Insurance: −$700
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,070
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,491/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

+144.1% since first listed

13 events — show timeline

• 2026-05-28 Listed $139,900 CARMLS
• 2025-08-25 Rental Removed $1,295 RENTLY
• 2025-08-02 Listed for Rent $1,295 RENTLY
• 2025-07-23 Sold (Public Records) $110,000 Public Records
• 2025-07-18 Sold (MLS) $110,000 CARMLS
• 2025-06-24 Pending — CARMLS
• 2025-06-19 Listed $134,000 CARMLS
• 2022-08-10 Sold (Public Records) $100,000 Public Records
• 2012-10-22 Sold (Public Records) $67,000 Public Records
• 2012-10-15 Sold (MLS) $67,000 CARMLS
• 2012-09-05 Listing Removed — CARMLS
• 2012-08-10 Listed $72,000 CARMLS
• 2002-03-05 Sold (Public Records) $57,305 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,004 · +2.0% YoY. Source: county tax records.