15495 Osage Hog Farm Rd · Gentry, AR 72734

$660,000

4 bd · 3.0 ba · 4,278 sqft · SingleFamily public records · 246 Days on market

Built 2003 1.00 ac lot $154/sqft · 34% below area Est $994k · 34% 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
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Highly motivated seller! Preferred lender credit up to $5000.00!! Razorback fans come live on Osage Hog Farm Rd! Perfect for Razorback fans, Hobby Farmers, or Gardeners! Charming 4278 sq ft home with 4 bedrooms & 3 full baths including a finished basement to host all those Razorback parties! A fully fenced 1 acre lot features a private gated entrance. Outside you will find a 20X40 shop perfect for storing your ATVs or your farm and gardening equipment. A shed offers additional storage for lawn equipment. The home boasts a beautiful kitchen with views of rolling pastures and a nearby river. The energy efficient appliances in the kitchen were all replaced in 2023/2024. The basement includes two flex rooms a large game room and an in-law suite. This home could be used as rental income, you live upstairs and rent out the basement with it's own private entrance. The metal roof was added in 2020. This home is 10 miles from I-49 and 6 minutes from Hwy 412, also in the Springdale School District. New well in 2015.

Key facts

• Spacious main home
• Hobby farm
• Beautiful kitchen

Tags

• PRIVATE ENTRANCE GATE
• SPACIOUS MAIN HOME
• HOBBY FARM
• CONVENIENT TOOL STORAGE
• BEAUTIFUL KITCHEN
• ROLLING PASTURES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $660k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (60.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (67.9% below list).
• Recommended offer: $212k (67.9% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 2.8% in Gentry — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 67/100 on livability (#95 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, employment D+, amenities F.
• Springdale School District (urban): math 38% / reading 35% proficiency, ranked #100 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $71k of equity ($5k loan paydown + $66k appreciation (10.0% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$113k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $660k implies a 200% gain — meaningful room to come down on a strong offer.

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 $211,673 (67.9% 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 246 days. Have you received any prior offers? Is the seller open to a 68% 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. 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: 0.32% ✗
• Cap rate: 2.16%
• Cash-on-cash: -14.76%
• DSCR: 0.34
• GRM: 26.0

CMA / ARV

• ARV (median comp): $994,169
• List price: $660,000
• Delta: -33.61%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $214,354
• Equity at exit: $594,580

10-year hold

• IRR: 14.0%
• Equity multiple: 5.03×
• Total profit: $744,381
• Equity at exit: $1,282,235

Cash invested: $184,800 (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 72734

• Home prices YoY: 12.2%
• Active inventory: 255
• Price-to-rent: 26.0×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$3,461
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-2,273

Break-even live

Break-even rent $4,994

Max offer price $258,509

Occupancy floor —

Sensitivity live

Price	-10% $-1,899	-5% $-2,086	+0% $-2,273	+5% $-2,460	+10% $-2,646
Rent	-10% $-2,440	-5% $-2,356	+0% $-2,273	+5% $-2,189	+10% $-2,106
Rate	-1.0pp $-1,940	-0.5pp $-2,105	base $-2,273	+0.5pp $-2,444	+1.0pp $-2,618

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-05
   days on market $660,000 Active 246 DOM
2. 2026-06-03
   days on market $660,000 Active 245 DOM
3. 2026-06-02
   days on market $660,000 Active 244 DOM
4. 2026-06-01
   days on market $660,000 Active 243 DOM
5. 2026-05-31
   days on market $660,000 Active 242 DOM
6. 2026-05-31
   days on market $660,000 Active 241 DOM
7. 2026-04-22
   price $660,000 1028-char remark

   Show marketing remark (1028 chars)

   Highly motivated seller! Preferred lender credit up to $5000.00!! Razorback fans come live on Osage Hog Farm Rd! Perfect for Razorback fans, Hobby Farmers, or Gardeners! Charming 4278 sq ft home with 4 bedrooms & 3 full baths including a finished basement to host all those Razorback parties! A fully fenced 1 acre lot features a private gated entrance. Outside you will find a 20X40 shop perfect for storing your ATVs or your farm and gardening equipment. A shed offers additional storage for lawn equipment. The home boasts a beautiful kitchen with views of rolling pastures and a nearby river. The energy efficient appliances in the kitchen were all replaced in 2023/2024. The basement includes two flex rooms a large game room and an in-law suite. This home could be used as rental income, you live upstairs and rent out the basement with it's own private entrance. The metal roof was added in 2020. This home is 10 miles from I-49 and 6 minutes from Hwy 412, also in the Springdale School District. New well in 2015.

8. 2026-04-01
   historical
9. 2026-01-07
   price $685,000

   Show marketing remark (1028 chars)

   Highly motivated seller! Preferred lender credit up to $5000.00!! Razorback fans come live on Osage Hog Farm Rd! Perfect for Razorback fans, Hobby Farmers, or Gardeners! Charming 4278 sq ft home with 4 bedrooms & 3 full baths including a finished basement to host all those Razorback parties! A fully fenced 1 acre lot features a private gated entrance. Outside you will find a 20X40 shop perfect for storing your ATVs or your farm and gardening equipment. A shed offers additional storage for lawn equipment. The home boasts a beautiful kitchen with views of rolling pastures and a nearby river. The energy efficient appliances in the kitchen were all replaced in 2023/2024. The basement includes two flex rooms a large game room and an in-law suite. This home could be used as rental income, you live upstairs and rent out the basement with it's own private entrance. The metal roof was added in 2020. This home is 10 miles from I-49 and 6 minutes from Hwy 412, also in the Springdale School District. New well in 2015.

10. 2026-01-07
    price $685,000 1028-char remark

    Show marketing remark (1028 chars)

    Highly motivated seller! Preferred lender credit up to $5000.00!! Razorback fans come live on Osage Hog Farm Rd! Perfect for Razorback fans, Hobby Farmers, or Gardeners! Charming 4278 sq ft home with 4 bedrooms & 3 full baths including a finished basement to host all those Razorback parties! A fully fenced 1 acre lot features a private gated entrance. Outside you will find a 20X40 shop perfect for storing your ATVs or your farm and gardening equipment. A shed offers additional storage for lawn equipment. The home boasts a beautiful kitchen with views of rolling pastures and a nearby river. The energy efficient appliances in the kitchen were all replaced in 2023/2024. The basement includes two flex rooms a large game room and an in-law suite. This home could be used as rental income, you live upstairs and rent out the basement with it's own private entrance. The metal roof was added in 2020. This home is 10 miles from I-49 and 6 minutes from Hwy 412, also in the Springdale School District. New well in 2015.

11. 2025-11-09
    listed $695,000 Active
12. 2025-10-28
    price $695,000 1028-char remark

    Show marketing remark (1028 chars)

    Highly motivated seller! Preferred lender credit up to $5000.00!! Razorback fans come live on Osage Hog Farm Rd! Perfect for Razorback fans, Hobby Farmers, or Gardeners! Charming 4278 sq ft home with 4 bedrooms & 3 full baths including a finished basement to host all those Razorback parties! A fully fenced 1 acre lot features a private gated entrance. Outside you will find a 20X40 shop perfect for storing your ATVs or your farm and gardening equipment. A shed offers additional storage for lawn equipment. The home boasts a beautiful kitchen with views of rolling pastures and a nearby river. The energy efficient appliances in the kitchen were all replaced in 2023/2024. The basement includes two flex rooms a large game room and an in-law suite. This home could be used as rental income, you live upstairs and rent out the basement with it's own private entrance. The metal roof was added in 2020. This home is 10 miles from I-49 and 6 minutes from Hwy 412, also in the Springdale School District. New well in 2015.

13. 2025-10-01
    listed $699,999 Active 1028-char remark

    Show marketing remark (1028 chars)

    Highly motivated seller! Preferred lender credit up to $5000.00!! Razorback fans come live on Osage Hog Farm Rd! Perfect for Razorback fans, Hobby Farmers, or Gardeners! Charming 4278 sq ft home with 4 bedrooms & 3 full baths including a finished basement to host all those Razorback parties! A fully fenced 1 acre lot features a private gated entrance. Outside you will find a 20X40 shop perfect for storing your ATVs or your farm and gardening equipment. A shed offers additional storage for lawn equipment. The home boasts a beautiful kitchen with views of rolling pastures and a nearby river. The energy efficient appliances in the kitchen were all replaced in 2023/2024. The basement includes two flex rooms a large game room and an in-law suite. This home could be used as rental income, you live upstairs and rent out the basement with it's own private entrance. The metal roof was added in 2020. This home is 10 miles from I-49 and 6 minutes from Hwy 412, also in the Springdale School District. New well in 2015.

14. 2018-01-08
    soldstatus $220,000
15. 2001-09-26
    soldstatus $10,000

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $4,224 · $352/mo
• Expected delta: +$1,718/yr (+$143/mo · 68.5%)

ⓘ 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 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: $25,401
• − Mortgage interest: −$36,970
• − Property taxes: −$2,506
• − Insurance: −$3,300
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$19,200
• Taxable loss: −$40,640
• Est. tax savings @ 24.0%: +$9,754
• After-tax cash flow: $-17,519/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: Springdale School District
• NCES district ID: 0512660
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $45,469
• Composite: 31.18/100
• National rank: #6046
• State rank: #100 of 238 in AR

Livability — Gentry

• Score: 67/100
• State rank: #95
• US rank: #10230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,385

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 60% Two or more races 25% Hispanic / Latino 13% Asian 5% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Asian/Pacific 6% Spanish 4% German/W. Germanic 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: ▲ 44.03%
• Current HPI: 405.1448
• 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

+6500.0% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $660,000 NWARMLS
• 2026-04-01 Listing Removed — MLS Technology, Inc.
• 2026-01-07 Price Changed $685,000 MLS Technology, Inc.
• 2026-01-07 Price Changed $685,000 NWARMLS
• 2025-11-09 Listed $695,000 MLS Technology, Inc.
• 2025-10-28 Price Changed $695,000 NWARMLS
• 2025-10-01 Listed $699,999 NWARMLS
• 2018-01-08 Sold (Public Records) $220,000 Public Records
• 2001-09-26 Sold (Public Records) $10,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,506 · +1.4% YoY. Source: county tax records.