499 Buckboard Rd · West Fork, AR 72774

$330,000

3 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 65 Days on market

Built 2006 8,001 sqft lot Est $288k · 15% over $4/mo HOA

---

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).

• Cash flow +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home for a family. Country living but close to town. Walk in closets and all the elements that make a house a home. Security system conveys. .. just need to sign up. Seller made lots of improvements after he purchased the home. New paint, new siding, new toilets, new flooring (no carpet!) The POA fee of $50 annually is for West Fork Fire dues. The large 420 sf outbuilding does not convey with the property. If a buyer wishes to purchase the 420 sf building, it can be purchased separately. This is a change from the original listing. Please take note.

Key facts

• Walk-in closets
• Fenced-in backyard
• 8,001 sq ft lot

Tags

• FENCED-IN BACKYARD
• 420 SF STORAGE BUILDING
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Homeowners association (West Fork Fire Dues); Association fee $50 annually

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces
• Security: Security system; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Private sewer
• Home design: Single-story home; Brick construction; Asphalt shingle roof; Slab foundation
• Construction: Brick exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Storage structure; Wood privacy fencing in back yard; Subdivision lot; Public road frontage

Interior

• Kitchen: Electric cooktop; Electric range; Plumbed for ice maker; Eat-in kitchen layout
• Bedrooms: Bedroom on main level (10.6 x 14.8); Bedroom on main level (10.2 x 12.10); Additional bedroom/room on main level (13.2 x 14.6)
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heating; Central electric cooling (central air)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Storage; Walk-in closet(s); Double-pane vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/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 $317k (3.8% below list).
• Recommended offer: $310k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Greenland School District (suburban): math 25% / reading 29% proficiency, ranked #168 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 65 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $287,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Buckboard Rd	0.02mi	3/2.0	1,687 (-3%)	9mo	$278,000	$165	86
489 Harness Ln	0.05mi	3/2.0	1,686 (-3%)	11mo	$280,000	$166	83
443 E Buckboard Rd	0.07mi	3/2.0	1,602 (-8%)	3mo	$275,000	$172	80
488 Buckboard Rd	0.03mi	4/2.0 (+1)	1,721 (-1%)	15mo	$280,000	$163	79
525 Buckboard Rd	0.03mi	4/2.0 (+1)	1,721 (-1%)	16mo	$282,000	$164	78
478 Harness Ln	0.08mi	3/2.0	1,644 (-6%)	12mo	$275,000	$167	77
1329 Homestead Ln	0.11mi	4/2.0 (+1)	1,872 (+7%)	3mo	$270,000	$144	76
518 Harness Ln	0.08mi	3/2.0	1,649 (-6%)	19mo	$275,000	$167	72
521 E Oxen Ln	0.10mi	3/2.0	1,904 (+9%)	11mo	$282,500	$148	71
448 E Buckboard Rd	0.07mi	3/2.0	1,857 (+6%)	23mo	$292,500	$158	67
488 Wagon Trl	0.17mi	3/2.0	1,673 (-4%)	22mo	$294,000	$176	67
1226 N Centennial Ave	0.37mi	2/2.0 (-1)	1,894 (+8%)	1mo	$300,000	$158	63

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-19,411
• Equity at exit: $49,204

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $26,563
• Equity at exit: $28,532

Cash invested: $92,400 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,175 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$138
• HOA: −$4
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $537

Break-even live

Break-even rent $2,495

Max offer price $330,000

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-01
   status $330,000 Pending 65 DOM
2. 2026-05-31
   days on market $330,000 Active 65 DOM
3. 2026-05-31
   days on market $330,000 Active 64 DOM
4. 2026-03-27
   listed $330,000 Active
5. 2022-05-09
   soldstatus $395,000
6. 2020-05-01
   soldstatus $174,000
7. 2020-04-28
   soldstatus $174,000 559-char remark

   Show marketing remark (559 chars)

   Nice home for a family. Country living but close to town. Walk in closets and all the elements that make a house a home. Security system conveys. .. just need to sign up. Seller made lots of improvements after he purchased the home. New paint, new siding, new toilets, new flooring (no carpet!) The POA fee of $50 annually is for West Fork Fire dues. The large 420 sf outbuilding does not convey with the property. If a buyer wishes to purchase the 420 sf building, it can be purchased separately. This is a change from the original listing. Please take note.

8. 2020-01-16
   listed $174,500 559-char remark

   Show marketing remark (559 chars)

   Nice home for a family. Country living but close to town. Walk in closets and all the elements that make a house a home. Security system conveys. .. just need to sign up. Seller made lots of improvements after he purchased the home. New paint, new siding, new toilets, new flooring (no carpet!) The POA fee of $50 annually is for West Fork Fire dues. The large 420 sf outbuilding does not convey with the property. If a buyer wishes to purchase the 420 sf building, it can be purchased separately. This is a change from the original listing. Please take note.

9. 2018-01-09
   soldstatus $148,000
10. 2014-02-21
    soldstatus $120,000 181-char remark

    Show marketing remark (181 chars)

    Property qualifies for RD. All brick home, large open floor plan, fireplace, eat-in kitchen, gas logs, 3BR/2BA. Quiet S/D, Greenland Schools, very private, no homes behind property.

11. 2013-09-24
    listed $125,000 181-char remark

    Show marketing remark (181 chars)

    Property qualifies for RD. All brick home, large open floor plan, fireplace, eat-in kitchen, gas logs, 3BR/2BA. Quiet S/D, Greenland Schools, very private, no homes behind property.

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$926/yr (+$77/mo · 78.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,095
• − Mortgage interest: −$18,485
• − Property taxes: −$1,186
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,048
• − Management: −$3,048
• − HOA: −$48
• − Depreciation: −$9,600
• Taxable income: $1,031
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $6,197/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: Greenland School District
• NCES district ID: 0506930
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $43,761
• Composite: 23.11/100
• National rank: #7960
• State rank: #168 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,298

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 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• 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

+164.0% since first listed

8 events — show timeline

• 2026-03-27 Listed $330,000 NWARMLS
• 2022-05-09 Sold (Public Records) $395,000 Public Records
• 2020-05-01 Sold (Public Records) $174,000 Public Records
• 2020-04-28 Sold (MLS) $174,000 NWARMLS
• 2020-01-16 Listed $174,500 NWARMLS
• 2018-01-09 Sold (Public Records) $148,000 Public Records
• 2014-02-21 Sold (MLS) $120,000 NWARMLS
• 2013-09-24 Listed $125,000 NWARMLS

Property tax history

-2.0%/yr

Latest (2025): $1,186 · -1.8% YoY. Source: county tax records.