427 DRY RUN CIR

BATESVILLE, Arkansas, 72501

Tax DeedpendingSells Sep 3, 2026 · 9 days ago

View on map ↗

Opening bid

$586

Assessed value

$1,570

Land $600Improvement $970

Market / AVM

$7,850

Taxes owed

$586

Parcel number: 01085930001
Case number: —
Land use: SFR
Beds / baths: 1 ba
Building: 727 sqft
Acreage: 1
Lot size: 43,560 sqft
Year built: —
Owner of record: PATTERSON & ERIC U PATTERSON, SADIE V
Last sale: $884 · 2021-11-01

Legal description

PT SW NW 07 13N 06W 1 ACRES LOT BLOCK ADDITION CITY SD 01O

Property facts enriched via attom · 8/11/2026

Aerial view of 427 DRY RUN CIR — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 427 DRY RUN CIR — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

23% of homes vacant year-round in Census Tract 4906
302 of 1,341 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.
Sloped ground — about 9.4% grade
Gentle grade — a stepped foundation or some cut and fill on a build.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
48% owner-occupied
Renters are the majority here. A retail resale is possible but the investor bid is what sets the floor.
Tract median home value $94,300
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $37,731

Full property record

Ownership

Owner 1: Sadie V Patterson
Owner 2: Eric U Patterson
Owner type: Individual
Mailing address: 4515 PALM GROVE DR, LAS VEGAS, NV 89120-4238
Absentee: Absentee(Mail and Situs Not =)

Tax assessment

Assessed total: $1,570
Assessed land: $600
Assessed improvement: $970
Market total: $7,850
Market land: $3,000
Market improvement: $4,850
Property tax: $74
Tax year: 2025
Tax per sqft: $0
Improvement %: 61%
Delinquent since: 2021
Tax code area

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Recorded Document Search ↗search: 01085930001
Google Maps (parcel / address search) ↗

Independence County rules

Sale type: Tax Deed
Redemption: None after the sale — the owner's right ends at 4:00 p.m. the last business day before it (A.C.A. § 26-37-202)
Return if redeemed: N/A — outright deed transfer
Statute: Arkansas Code Title 26, Ch. 37 (§§ 26-37-202 sale and conveyance, 26-37-203 contest window)

Full county profile →

Historical comps

No historical bucket for AR|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

-$771

Do not bid — the numbers do not clear your margin.

Opening bid $586

Room to bid -$1,357

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for AR|Tax Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $7,850. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $7,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$628
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$1,350
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$2,355
Maximum bid: -$771

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

AI risk brief

Reads this parcel against IndependenceCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

23% of homes vacant year-round in Census Tract 4906

302 of 1,341 units sit empty outside seasonal use. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.

Sloped ground — about 9.4% grade

Gentle grade — a stepped foundation or some cut and fill on a build.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

48% owner-occupied

Renters are the majority here. A retail resale is possible but the investor bid is what sets the floor.

Tract median home value $94,300

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $37,731

Deal analysis

Your maximum bid

-$771

Do not bid — the numbers do not clear your margin.

Opening bid $586

Room to bid -$1,357

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for AR|Tax Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $7,850. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $7,850
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$628
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical AR range ($2,500–$5,000, ~5 months).: −$3,750
Deed recording and transferassumed Typical AR recording and deed issuance cost.: −$38
Closing contingencyassumed Publication, service and filing incidentals. Not a lien allowance — surviving assessments are parcel-specific and are not covered by this.: −$500
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$75/month.: −$1,350
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$2,355
Maximum bid: -$771

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. COSL conveys by limited warranty deed and warrants nothing about title. A quiet title or confirmation action is needed for marketability, and title insurance being unavailable is expressly not grounds to cancel the sale.
Costs exceed what the property can support at your target margin. There is no bid at which this clears.

Site & surroundings

Context

Full property record

Ownership

Tax assessment

County records

Independence County rules

Historical comps

Verify before you bid

Site & surroundings

Context

Full property record

Ownership

Tax assessment

County records

Independence County rules

Historical comps

Verify before you bid

Property characteristics

Legal description