15337 Valley View Rd · Fayetteville, AR 72704

$325,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 4 Days on market

Built 2002 5.00 ac lot $190/sqft · 41% below area Est $555k · 41% 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 +8.4/30.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed 2.5 bath home sits on 5 +/- acres in the country side minutes away from Lake Wedington and less than 10 miles from West Fayetteville shopping, eateries, & I-49. A covered front porch perfect for enjoying spring and summer mornings! Inside off the entry enjoy a home office with built-ins and barn style door! Enjoy a spacious living room with wood laminate floors natural light and a gas log fireplace! Head into the eat-in kitchen with white cabinetry, and built-in pantry! Off the kitchen and connecting back to the entry is your formal dining room! Plus a half bath on the main flr perfect for guests! Rejuvenate in the primary bedroom with private ensuite feat: double sink vanit

Key facts

• Covered front porch
• Built-in pantry
• Gas log fireplace

Tags

• COVERED FRONT PORCH
• HOME OFFICE
• BARN STYLE DOOR
• GAS LOG FIREPLACE
• WHITE CABINETRY
• BUILT-IN PANTRY

Property features AI

Finance

• HOA & community: Association fee billed monthly

Exterior

• Parking: Attached garage; Two covered garage spaces
• Security: Smoke detectors
• Utilities: Electricity available; Well water; Septic (septic tank)
• Home design: Two-story home; Crawlspace foundation; Architectural shingle roof; Masonite exterior; Road frontage on a public, shared dirt road; Lot size: 5 acres (includes wooded and pasture areas)
• Construction: Masonite construction; Architectural shingle roof; Crawlspace foundation; Built in multiple stories (2)
• Exterior features: Covered patio/porch; Deck; Porch; Outbuilding; Unpaved driveway; Rural lot with rolling slope; Outside city limits

Interior

• Kitchen: Dishwasher; Electric range; Microwave with hood fan; Plumbed for ice maker
• Flooring: Carpet; Laminate (simulated wood); Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Gas-log fireplace in the living room
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (35.7% below list).
• Recommended offer: $209k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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-.
• Prairie Grove School District (town): math 43% / reading 39% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 539 active listings in the ZIP; solid renter incomes; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,898 (35.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.64% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 13.0

CMA / ARV

• ARV (median comp): $555,120
• List price: $325,000
• Delta: -41.45%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15337 Valley View Rd	0.00mi	3/2.5	1,708 (0%)	1mo	$355,000	$208	97

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.20×
• Total profit: $-73,218
• Equity at exit: $48,459

10-year hold

• IRR: -20.8%
• Equity multiple: -0.05×
• Total profit: $-95,406
• Equity at exit: $28,100

Cash invested: $91,000 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 539
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-293

Break-even live

Break-even rent $2,460

Max offer price $273,219

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-201	+0% $-293	+5% $-385	+10% $-477
Rent	-10% $-458	-5% $-376	+0% $-293	+5% $-211	+10% $-128
Rate	-1.0pp $-129	-0.5pp $-210	base $-293	+0.5pp $-377	+1.0pp $-463

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending 1019-char remark
2. 2026-04-30
   listed $325,000 Active 1019-char remark
3. 1995-05-16
   soldstatus $11,000

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: +$836/yr (+$70/mo · 67.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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: $25,068
• − Mortgage interest: −$18,205
• − Property taxes: −$1,244
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$9,455
• Taxable loss: −$9,472
• Est. tax savings @ 24.0%: +$2,273
• After-tax cash flow: $-1,244/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: Prairie Grove School District
• NCES district ID: 0511760
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,896
• Composite: 35.91/100
• National rank: #4808
• State rank: #50 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

• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• 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

+3127.3% since first listed

5 events — show timeline

• 2026-05-29 Sold (Public Records) $355,000 Public Records
• 2026-05-29 Sold (MLS) $355,000 NWARMLS
• 2026-05-05 Pending — NWARMLS
• 2026-04-30 Listed $325,000 NWARMLS
• 1995-05-16 Sold (Public Records) $11,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,244 · -0.7% YoY. Source: county tax records.