2109 Misti Woods St, Gentry, AR 72734 — 7.3% Cash-on-Cash

About this property

2109 Misti Woods St is a 4-bedroom, 2-bathroom single-family property in Gentry, AR 72734, currently listed at $260,000 after zero price reductions.

The property sits on an 8,712-square-foot lot and offers 1,689 square feet of living area. Public records place the tax-assessed value at $254,205 — within 2.2% of the asking price, a signal that the list price isn't significantly stretched above assessed reality.

Inside, the kitchen has been finished with granite countertops, a detail that tends to hold tenant appeal without requiring near-term capital outlay from a new owner. The backyard is wooded, providing natural privacy screening that's genuinely difficult to replicate on a standard suburban lot. The listing notes the property photos include virtually staged images, so buyers should confirm the current vacant condition on a showing.

The property is flagged as non-owner occupied in public records, meaning it's already outside a primary-residence use — a clean starting point for an investor who doesn't want to navigate a seller transition. It's been on market 11 days with no price change, which at this price point in Gentry reads as normal early-stage exposure rather than a distress signal.

The investment case

A 7.3% cash-on-cash return at a $260,000 list price puts this property in a different category from most Gentry listings, where the city average CoC sits at -0.6%.

List Price

$260,000

Monthly Payment (PITI+HOA)

$1,522

Principal & Interest

$1,298

Property Tax

$124

Insurance

$87

HOA

$13

PMI

$0

Est. Monthly Rent

$1,838

Estimated rent based on automated valuation of comparable listings.

Cash-on-Cash Return

7.3%

Cap Rate

8.0%

Monthly Cash Flow

$316

Gross Rent Multiplier

11.8

DSCR

1.3

The math starts with a total monthly payment of $1,522 — covering principal and interest at $1,298, property tax at $124, insurance at $87, and HOA fees of $13. Against an estimated monthly rent of $1,838, that leaves $316 in monthly cash flow before maintenance reserves.

The cap rate lands at 8.0%, with net operating income of $1,738 per month. A gross rent multiplier of 11.8 means the property pays for itself in rent terms in under 12 years — a reasonable figure for a single-family at this price. The debt service coverage ratio of 1.3 gives a lender-grade cushion: rent covers the mortgage payment by 30%, which most conventional lenders treat as a comfortable margin.

The effective property tax rate of 0.57% is notably low. At $124 per month, taxes are not the drag on cash flow they are in higher-tax states, which is a structural advantage for the hold case here.

Figures exclude depreciation tax benefits, which vary by individual tax situation.

The combination of an 8.0% cap rate, 1.3 DSCR, and sub-0.6% effective tax rate makes the investment case here straightforward on paper — the main variable is rent reliability, addressed in the rental demand section below.

How it compares to nearby for-sale listings

Five active 4-bedroom listings in ZIP 72734 provide a workable pricing context, with a comp median of $295,000.

At $260,000, this property is priced $35,000 below the comp median — roughly a 12% discount to the peer group. On a price-per-square-foot basis, the listing comes in at approximately $154/sqft. The two most directly comparable listings — a 4bd/2ba at $292,500 with 1,638 sqft and a 4bd/2ba at $295,000 with 1,852 sqft — imply per-sqft figures of $179 and $159 respectively. This property's $154/sqft sits at or below both, suggesting the ask isn't inflated relative to similar-configuration homes currently on market.

Days on market across the comp set ranges from 9 to 45 days. At 11 days, this listing is among the freshest in the group. The 45-day comp at $295,000 with 1,852 sqft is worth watching — if it doesn't move, it may signal a ceiling around the $295K range for this bed/bath configuration in the zip. That dynamic would support the $260,000 entry point as a pricing advantage, not a quality discount.

The two outlier listings at $630,000 and $849,900 are larger and likely on acreage or with premium finishes; they don't set a realistic ceiling for this property type but do indicate the zip supports a wide price range.

Rental demand in this zip

There are no active rental comps recorded in ZIP 72734 for 4-bedroom properties, which means the $1,838 estimated monthly rent carries more uncertainty than a comp-dense market would allow.

The absence of comparable rental listings in the zip is a double-edged fact. It could mean low rental inventory — a landlord's market where units lease quickly and don't sit long enough to appear in aggregated data. It could also mean limited rental demand in the area, where ownership is the dominant tenure and prospective tenants are scarce. Without comp data to triangulate, the $1,838 estimate has to be treated as a reasonable projection rather than a confirmed market rate.

What the financials do show is that the cash flow model isn't built on a razor-thin spread. The $316 monthly surplus between estimated rent and total payment means rent could come in roughly 17% below estimate — around $1,522 — before the property breaks even on a monthly basis. That's meaningful buffer given the data gap.

Investors considering this property should survey rental activity in adjacent markets, including Bentonville and Siloam Springs, to pressure-test the $1,838 figure before closing. A 4-bedroom, 2-bath home with granite finishes and a private wooded lot is a product that typically attracts family tenants with longer lease horizons, which reduces turnover risk if the tenant pool is there.

Who this property suits + risks to weigh

This property fits a buy-and-hold investor comfortable with a smaller market and willing to do upfront legwork on rent validation.

Best fit

An investor with a 20% down payment and access to conventional financing at or near the 6.52% rate used in these projections would be acquiring a property with a 7.3% cash-on-cash return and $316/month in projected cash flow from day one. That profile suits someone building a portfolio in lower-cost Arkansas markets rather than chasing appreciation in higher-priced metros. The 0.57% effective tax rate and the non-owner-occupied status in public records both reduce friction for an out-of-area investor setting up a rental.

The granite kitchen and wooded backyard are features that tend to attract stable, longer-term family tenants — the type that reduces annual turnover costs and vacancy drag. That's a qualitative advantage that doesn't show up in cap rate math but matters over a multi-year hold.

Risks to weigh

The most significant risk here is rent validation. Zero rental comps in the zip means the $1,838 estimate is unconfirmed by local transaction data. If actual market rent is closer to $1,600, monthly cash flow drops to roughly $78 — still positive, but the CoC return compresses sharply. A vacancy period of even two months annually at the estimated rent would reduce the effective annual cash flow by over $3,600.

The HOA at $13/month is negligible now, but HOA-governed properties carry the risk of fee increases or special assessments that aren't visible at purchase. Reviewing the HOA financials before closing is prudent. The listing also notes virtually staged photos — confirming the current physical condition of the property on a walkthrough is essential before committing to rent projections.