2017 Buckley · Fayetteville, AR 72701

$519,000

4 bd · 2.5 ba · 2,840 sqft · SingleFamily public records · 229 Days on market

Built 1997 0.47 ac lot $183/sqft · 10% below area Est $640k · 19% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED BELOW RECENT APPRAISAL. Preinspected and some bids and reports available upon request. Located in one of East Fayetteville’s most established and sought-after neighborhoods, this home offers timeless charm, solid construction, and endless potential. With 4 bedrooms, 2.5 baths, and a spacious upstairs bonus room, there’s plenty of room for everyone. Two enclosed sunrooms provide flexible space—ideal for a home office, playroom, studio, or reading nook. The large flagstone patio and nearly half-acre lot with mature landscaping create the perfect setting for outdoor living and entertaining. Attractively priced to allow for updates and personalization—bring your vision and make it your own! A great opportunity for investors or buyers looking to add value through renovation. Property is being sold "AS IS".

Key facts

• Enclosed sunrooms
• Nearly half-acre lot
• Mature landscaping

Tags

• ENCLOSED SUNROOMS
• LARGE FLAGSTONE PATIO
• NEARLY HALF-ACRE LOT
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $-699 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (38.0% below list).
• Recommended offer: $322k (38.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.5% in Fayetteville — 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 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 525 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• At $3,219/mo this rent would consume 70% of the median local household income ($56k/yr) (locally 2582% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($457k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $519k implies a 1473% 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 $321,911 (38.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 13.4

CMA / ARV

• ARV (median comp): $639,647
• List price: $519,000
• Delta: -18.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1932 N Hartford Dr	0.14mi	4/2.5	2,738 (-4%)	10mo	$626,500	$229	79
2216 Aspen Dr	0.42mi	4/3.0	2,739 (-4%)	2mo	$701,500	$256	71
2292 Blue Mesa Dr	0.43mi	4/2.5	2,982 (+5%)	1mo	$742,500	$249	71
1738 N Barrington Dr	0.27mi	4/3.0	3,206 (+13%)	1mo	$748,900	$234	63
1161 Huntington Dr	0.47mi	3/2.5 (-1)	2,760 (-3%)	9mo	$570,000	$207	61
2074 N Hartford Dr	0.14mi	4/2.5	2,439 (-14%)	13mo	$540,000	$221	59
2125 N Hartford Dr	0.20mi	4/3.5	3,235 (+14%)	6mo	$822,500	$254	58
3485 E Galaxy Cir	0.34mi	4/3.5	3,150 (+11%)	8mo	$755,000	$240	55
2000 N Hartford Dr	0.13mi	4/3.0	2,495 (-12%)	21mo	$521,000	$209	54
1836 N Hartford Dr	0.20mi	5/4.0 (+1)	3,178 (+12%)	8mo	$615,000	$194	53
3662 E Township St	0.61mi	4/3.5	3,047 (+7%)	12mo	$786,000	$258	46
2347 N Aspen Dr	0.55mi	4/3.0	2,522 (-11%)	22mo	$550,000	$218	35

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.11×
• Total profit: $-129,973
• Equity at exit: $77,385

10-year hold

• IRR: -25.2%
• Equity multiple: -0.21×
• Total profit: $-175,935
• Equity at exit: $44,874

Cash invested: $145,320 (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 72701

• Rents YoY: 2.6%
• Active inventory: 525
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,219 medium
• Mortgage (P&I): −$2,722
• Tax from tax record: −$305 /mo · $3,655/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $-699

Break-even live

Break-even rent $4,104

Max offer price $395,442

Occupancy floor —

Sensitivity live

Price	-10% $-406	-5% $-553	+0% $-699	+5% $-846	+10% $-993
Rent	-10% $-954	-5% $-827	+0% $-699	+5% $-572	+10% $-445
Rate	-1.0pp $-438	-0.5pp $-567	base $-699	+0.5pp $-834	+1.0pp $-971

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2265 N Covington Park Blvd Fayetteville, AR	4.0	3.5	3135	$4,200	$1.34	44d	1	0.35mi
4480 Trough Springs Rd Fayetteville, AR	5.0	3.0	2745	$3,800	$1.38	14d	1	0.96mi

Listing history 19 events

1. 2026-06-18
   days on market $519,000 Active 229 DOM
2. 2026-06-17
   days on market $519,000 Active 228 DOM
3. 2026-06-16
   days on market $519,000 Active 227 DOM
4. 2026-06-15
   days on market $519,000 Active 226 DOM
5. 2026-06-14
   days on market $519,000 Active 224 DOM
6. 2026-06-13
   days on market $519,000 Active 223 DOM
7. 2026-06-10
   days on market $519,000 Active 221 DOM
8. 2026-06-09
   days on market $519,000 Active 220 DOM
9. 2026-06-08
   days on market $519,000 Active 219 DOM
10. 2026-06-07
    days on market $519,000 Active 218 DOM
11. 2026-06-05
    days on market $519,000 Active 215 DOM
12. 2026-06-03
    days on market $519,000 Active 214 DOM
13. 2026-06-02
    days on market $519,000 Active 213 DOM
14. 2026-06-01
    days on market $519,000 Active 212 DOM
15. 2026-05-31
    days on market $519,000 Active 211 DOM
16. 2026-05-31
    days on market $519,000 Active 210 DOM
17. 2026-03-14
    price $519,000 853-char remark

    Show marketing remark (853 chars)

    PRICED BELOW RECENT APPRAISAL. Preinspected and some bids and reports available upon request. Located in one of East Fayetteville’s most established and sought-after neighborhoods, this home offers timeless charm, solid construction, and endless potential. With 4 bedrooms, 2.5 baths, and a spacious upstairs bonus room, there’s plenty of room for everyone. Two enclosed sunrooms provide flexible space—ideal for a home office, playroom, studio, or reading nook. The large flagstone patio and nearly half-acre lot with mature landscaping create the perfect setting for outdoor living and entertaining. Attractively priced to allow for updates and personalization—bring your vision and make it your own! A great opportunity for investors or buyers looking to add value through renovation. Property is being sold "AS IS".

18. 2025-11-01
    listed $542,000 Active 853-char remark

    Show marketing remark (853 chars)

    PRICED BELOW RECENT APPRAISAL. Preinspected and some bids and reports available upon request. Located in one of East Fayetteville’s most established and sought-after neighborhoods, this home offers timeless charm, solid construction, and endless potential. With 4 bedrooms, 2.5 baths, and a spacious upstairs bonus room, there’s plenty of room for everyone. Two enclosed sunrooms provide flexible space—ideal for a home office, playroom, studio, or reading nook. The large flagstone patio and nearly half-acre lot with mature landscaping create the perfect setting for outdoor living and entertaining. Attractively priced to allow for updates and personalization—bring your vision and make it your own! A great opportunity for investors or buyers looking to add value through renovation. Property is being sold "AS IS".

19. 1995-02-28
    soldstatus $33,000

ⓘ 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: $3,655 · $305/mo
• Projected year-2 tax: $3,655 · $305/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 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $38,629
• − Mortgage interest: −$29,072
• − Property taxes: −$3,655
• − Insurance: −$2,595
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$15,098
• Taxable loss: −$17,972
• Est. tax savings @ 24.0%: +$4,313
• After-tax cash flow: $-4,080/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: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, AR
• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• Metro: Fayetteville-Springdale-Rogers, 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

+1472.7% since first listed

3 events — show timeline

• 2026-03-14 Price Changed $519,000 NWARMLS
• 2025-11-01 Listed $542,000 NWARMLS
• 1995-02-28 Sold (Public Records) $33,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,655 · +2.4% YoY. Source: county tax records.