1058 Macy Ln · Elkins, AR 72727

$275,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 8 Days on market

Built 2019 10,075 sqft lot Est $306k · 10% under $16/mo HOA · 1% of rent

---

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 +12.0/15.0
• Cash flow +9.1/30.0
• Appreciation +6.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

$0 Down, RD eligible, 4bd/2bth New Construction home, with a 2-10 warranty located in the Stokenbury Subdivision, just minutes away from the U of A. This home qualifies for up to $4000 * in incentives! Call for more details * offer valid towards closing costs and options - See sales professional for details Note: Photo is a rendering

Key facts

• One owner home
• Split floor plan
• Eat in kitchen

Tags

• ONE OWNER HOME
• SPLIT FLOOR PLAN
• OPEN LIVING AREA
• EAT IN KITCHEN
• WALK IN CLOSETS
• SPACIOUS PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (29.3% below list).
• Recommended offer: $194k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Elkins — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#186 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Elkins School District (rural): math 43% / reading 40% proficiency, ranked #57 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.3% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $171k; list at $275k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,376 (29.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $305,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1058 Macy Ln	0.00mi	4/2.0	1,680 (0%)	1mo	$270,000	$161	99
942 Hilda Ln	0.50mi	4/2.0	1,640 (-2%)	1mo	$284,275	$173	72
296 Troy St	0.55mi	4/2.0	1,640 (-2%)	1mo	$287,000	$175	70
312 Troy St	0.54mi	3/2.0 (-1)	1,703 (+1%)	1mo	$293,500	$172	67
357 Troy St	0.54mi	3/2.0 (-1)	1,703 (+1%)	1mo	$301,700	$177	67
1063 Jessica Leigh St	0.26mi	3/2.0 (-1)	1,539 (-8%)	2mo	$301,700	$196	67
969 Macy Lane, Elkins, AR Macy Ln	0.10mi	3/2.0 (-1)	1,438 (-14%)	1mo	$275,000	$191	65
293 Troy St	0.57mi	4/2.0	1,852 (+10%)	1mo	$299,000	$161	56
344 Troy St	0.56mi	4/2.0	1,470 (-12%)	1mo	$274,000	$186	52
264 Troy St	0.56mi	4/2.0	1,470 (-12%)	1mo	$270,950	$184	52
341 Troy St	0.60mi	3/2.0 (-1)	1,480 (-12%)	1mo	$272,500	$184	47
277 Troy St	0.60mi	3/2.0 (-1)	1,480 (-12%)	1mo	$269,100	$182	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.30×
• Total profit: $23,375
• Equity at exit: $127,673

10-year hold

• IRR: 8.1%
• Equity multiple: 2.26×
• Total profit: $97,405
• Equity at exit: $199,943

Cash invested: $77,000 (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 72727

• Home prices YoY: 1.1%
• Active inventory: 131
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$174 /mo · $2,092/yr
• Insurance: −$115
• HOA: −$16
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-211

Break-even live

Break-even rent $2,211

Max offer price $237,648

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Prairie View Ave Elkins, AR	3.0	2.0	1522	$1,550	$1.02	21d	1	1.06mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-18
   listed $275,000 Active
3. 2019-12-20
   soldstatus $171,233 339-char remark

   Show marketing remark (339 chars)

   $0 Down, RD eligible, 4bd/2bth New Construction home, with a 2-10 warranty located in the Stokenbury Subdivision, just minutes away from the U of A. This home qualifies for up to $4000 * in incentives! Call for more details * offer valid towards closing costs and options - See sales professional for details Note: Photo is a rendering

4. 2019-07-15
   listed $171,233 339-char remark

   Show marketing remark (339 chars)

   $0 Down, RD eligible, 4bd/2bth New Construction home, with a 2-10 warranty located in the Stokenbury Subdivision, just minutes away from the U of A. This home qualifies for up to $4000 * in incentives! Call for more details * offer valid towards closing costs and options - See sales professional for details Note: Photo is a rendering

ⓘ 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: $2,092 · $174/mo
• Projected year-2 tax: $2,092 · $174/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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: $23,325
• − Mortgage interest: −$15,404
• − Property taxes: −$2,092
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$192
• − Depreciation: −$8,000
• Taxable loss: −$7,470
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $-745/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: Elkins School District
• NCES district ID: 0505760
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,357
• Composite: 35.69/100
• National rank: #4867
• State rank: #57 of 238 in AR

Livability — Elkins

• Score: 64/100
• State rank: #186
• US rank: #14848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkins, AR
• County: Washington County · 252,056 people
• City population: 6,703
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 6,703
• Household income: $75,402
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 5.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.26%
• Current HPI: 310.3549
• Rent YoY: —
• 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

+60.6% since first listed

4 events — show timeline

• 2026-04-27 Pending — NWARMLS
• 2026-04-18 Listed $275,000 NWARMLS
• 2019-12-20 Sold (MLS) $171,233 NWARMLS
• 2019-07-15 Listed $171,233 NWARMLS

Property tax history

+26.8%/yr

Latest (2025): $2,092 · +8.3% YoY. Source: county tax records.