5224 Highway 295 · Wesley, AR 72727

$119,900

4 bd · 1.5 ba · 2,736 sqft · SingleFamily public records · 248 Days on market

Built 1970 1.56 ac lot $44/sqft · 84% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

Key facts

• Pantry
• Laundry room
• Terrific views

Tags

• PANTRY
• LAUNDRY ROOM
• FIREPLACE
• SEPARATE DINING AREA
• TERRIFIC VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; solid renter incomes; 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $5k of equity ($829 loan paydown + $4k appreciation (3.3% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $80k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.68% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.98%
• DSCR: 2.11
• GRM: 5.0

CMA / ARV

• ARV (median comp): $753,813
• List price: $119,900
• Delta: -84.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.6%
• Equity multiple: 2.81×
• Total profit: $60,665
• Equity at exit: $55,665

10-year hold

• IRR: 31.7%
• Equity multiple: 5.52×
• Total profit: $151,682
• Equity at exit: $87,175

Cash invested: $33,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $699

Break-even live

Break-even rent $1,129

Max offer price $119,900

Occupancy floor 60%

Sensitivity live

Price	-10% $767	-5% $733	+0% $699	+5% $665	+10% $631
Rent	-10% $540	-5% $619	+0% $699	+5% $778	+10% $858
Rate	-1.0pp $759	-0.5pp $729	base $699	+0.5pp $668	+1.0pp $636

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $119,900 Active 248 DOM
2. 2026-06-18
   days on market $119,900 Active 245 DOM
3. 2026-06-17
   days on market $119,900 Active 244 DOM
4. 2026-06-16
   days on market $119,900 Active 243 DOM
5. 2026-06-15
   days on market $119,900 Active 242 DOM
6. 2026-06-14
   days on market $119,900 Active 240 DOM
7. 2026-06-13
   days on market $119,900 Active 239 DOM
8. 2026-06-10
   days on market $119,900 Active 237 DOM
9. 2026-06-09
   days on market $119,900 Active 236 DOM
10. 2026-06-08
    days on market $119,900 Active 235 DOM
11. 2026-06-07
    days on market $119,900 Active 234 DOM
12. 2026-06-05
    days on market $119,900 Active 231 DOM
13. 2026-06-03
    days on market $119,900 Active 230 DOM
14. 2026-06-03
    price $119,900 Active 229 DOM
15. 2026-06-02
    days on market $129,900 Active 229 DOM
16. 2026-06-01
    days on market $129,900 Active 228 DOM
17. 2026-05-31
    days on market $129,900 Active 227 DOM
18. 2026-05-31
    days on market $129,900 Active 226 DOM
19. 2026-04-24
    price $129,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

20. 2026-04-24
    price $129,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

21. 2026-03-26
    price $139,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

22. 2026-03-26
    price $139,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

23. 2026-02-26
    price $149,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

24. 2026-02-26
    price $149,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

25. 2026-01-23
    price $159,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

26. 2026-01-23
    price $159,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

27. 2026-01-13
    status Active 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

28. 2026-01-13
    historical 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

29. 2026-01-08
    price $179,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

30. 2025-12-26
    price $179,900 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

31. 2025-10-17
    listed $200,000 Active 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

32. 2025-10-14
    listed $200,000 Active 222-char remark

    Show marketing remark (222 chars)

    Large two story home with over 2,700 sq ft. Two bedrooms upstairs and two bedrooms downstairs. Pantry and laundry room. Fireplace in living room. Separate dining area. Large master bath. 1.56 acres +/- with terrific views.

33. 2017-07-24
    soldstatus $121,000
34. 2017-07-24
    soldstatus $121,000
35. 2014-11-01
    listed $119,000
36. 2009-03-06
    soldstatus $125,000

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $2,555 · $213/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $24,158
• − Mortgage interest: −$6,716
• − Property taxes: −$2,555
• − Insurance: −$600
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$3,488
• Taxable income: $6,934
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $6,721/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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Wesley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Washington County · 252,056 people
• 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 (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

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 · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

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

+3.9% since first listed

18 events — show timeline

• 2026-04-24 Price Changed $129,900 WRVBOR
• 2026-04-24 Price Changed $129,900 NWARMLS
• 2026-03-26 Price Changed $139,900 WRVBOR
• 2026-03-26 Price Changed $139,900 NWARMLS
• 2026-02-26 Price Changed $149,900 NWARMLS
• 2026-02-26 Price Changed $149,900 WRVBOR
• 2026-01-23 Price Changed $159,900 WRVBOR
• 2026-01-23 Price Changed $159,900 NWARMLS
• 2026-01-13 Relisted — NWARMLS
• 2026-01-13 Delisted — NWARMLS
• 2026-01-08 Price Changed $179,900 WRVBOR
• 2025-12-26 Price Changed $179,900 NWARMLS
• 2025-10-17 Listed $200,000 WRVBOR
• 2025-10-14 Listed $200,000 NWARMLS
• 2017-07-24 Sold (Public Records) $121,000 Public Records
• 2017-07-24 Sold (MLS) $121,000 NWARMLS
• 2014-11-01 Listed $119,000 NWARMLS
• 2009-03-06 Sold (Public Records) $125,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $2,555 · +313.1% YoY. Source: county tax records.