1572 N Plantation Ave · Fayetteville, AR 72704

$363,900

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 12 Days on market

Built 2001 0.42 ac lot $223/sqft · at area comps Est $382k · at est. $5/mo HOA

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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).

• Cash flow +10.6/30.0
• ARV discount +9.6/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic floor plan and move in ready on . 42 acre! Completely repainted: floor to ceiling, trim, cabinets (inside and out) and closets. Split floor plan with 3 bedrooms and an office, huge living room w/ gaslog fireplace, spacious eat-in-kitchen with, ample cabinet space and a pantry. Master suite has trey ceiling, crown molding, walk-in closet, 2 sinks, whirlpool tub and separate shower. Large backyard is privacy fenced and has a nice sized deck for out door entertaining. 1 year Home Warranty too!

Key facts

• Split-bedroom layout
• Walk-in closet
• Whirlpool tub

Tags

• SPLIT-BEDROOM LAYOUT
• COZY GAS LOG FIREPLACE
• EAT-IN KITCHEN
• VERSATILE OFFICE BONUS ROOM
• WALK-IN CLOSET
• WHIRLPOOL TUB

Property features AI

Finance

• HOA & community: Annual association fee of $60; Community features include curbs, park, and sidewalks

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Brick and vinyl siding exterior; Southwest-facing; Slab foundation; Architectural shingle roof; Home warranty included
• Construction: Built with brick and vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Deck; Level lot near a park in a subdivision; Public paved road frontage; Yard fencing in back yard with privacy wood fence

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Microwave with hood fan; Disposal; Granite counters
• Bedrooms: Bedroom on main level (11'3" x 9'11"); Bedroom on main level (14' x 10')
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fans; Granite counters; Storage; Double-pane vinyl windows; Tile flooring
• Laundry & utility: Gas water heater; Utility room on main level (10'4" x 3'4")

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (30.2% below list).
• Recommended offer: $254k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 32% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: 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 $254,032 (30.2% 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 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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

• ARV (median comp): $381,935
• List price: $363,900
• Delta: -4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Garden Ave	0.00mi	3/2.0	1,700 (+4%)	3mo	$323,000	$190	91
1572 N Plantation Ave	0.00mi	3/2.0	1,742 (+6%)	1mo	$358,000	$206	88
1643 S Towhee Ln	0.71mi	3/2.0	1,616 (-1%)	2mo	$275,000	$170	63
851 E Sparrow Cir	0.66mi	3/2.5	1,689 (+3%)	6mo	$265,000	$157	57
827 E Sparrow Cir	0.67mi	3/2.5	1,730 (+6%)	3mo	$300,000	$173	55
1049 S Washington Ave	0.41mi	3/3.0	1,840 (+12%)	2mo	$450,000	$245	55
662 S Church St	0.65mi	3/2.5	1,752 (+7%)	2mo	$495,000	$283	54
1023 S Morningside Dr	0.67mi	2/1.0 (-1)	1,584 (-3%)	6mo	$146,500	$92	50
1240 S Duncan Ave	0.71mi	3/2.0	1,498 (-8%)	5mo	$475,000	$317	48
1326 S Kingfisher Ln	0.74mi	3/2.0	1,422 (-13%)	0mo	$297,000	$209	43
1115-1117 S Ellis Ave	0.71mi	4/2.0 (+1)	1,800 (+10%)	10mo	$485,000	$269	37
1026 S Morningside	0.70mi	3/3.0	1,858 (+14%)	7mo	$360,000	$194	35

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-72,638
• Equity at exit: $54,259

10-year hold

• IRR: -15.7%
• Equity multiple: 0.15×
• Total profit: $-87,090
• Equity at exit: $31,463

Cash invested: $101,892 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,908
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$152
• HOA: −$5
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-179

Break-even live

Break-even rent $2,767

Max offer price $332,275

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-76	+0% $-179	+5% $-282	+10% $-385
Rent	-10% $-380	-5% $-279	+0% $-179	+5% $-79	+10% $22
Rate	-1.0pp $4	-0.5pp $-86	base $-179	+0.5pp $-273	+1.0pp $-369

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: $90,975
• Closing costs: $10,917
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 S College Ave Fayetteville, AR	4.0	4.5	2200	$3,400	$1.55	44d	1	0.21mi
1318 S West Ave Unit 1221915P Fayetteville, AR	3.0	2.0	1528	$8,214	$5.38	21d	1	0.36mi
267 E 11th St Fayetteville, AR	2.0	2.0	1465	$2,500	$1.71	44d	1	0.36mi
769 S Washington Ave #3 Fayetteville, AR	2.0	2.5	1520	$2,000	$1.32	14d	1	0.56mi
743 S Washington Ave #2 Fayetteville, AR	2.0	2.5	1520	$2,000	$1.32	24d	1	0.57mi
28 E 7th St Unit 1221827P Fayetteville, AR	3.0	2.5	1926	$6,539	$3.40	14d	1	0.60mi
404 W Streamside Bnd Fayetteville, AR	2.0	1.0–2.0	947	$2,759	$2.91	14d	14	0.63mi
1326 Van Buren Ave Fayetteville, AR	2.0	2.5	1260	$2,250	$1.79	44d	1	0.63mi
1555 S Crews Ln Fayetteville, AR	1.0–3.0	1.0–3.0	1099	$1,750	$1.59	21d	6	0.64mi
191 W Martin Luther King Jr Blvd Fayetteville, AR	3.0	2.0	1900	$2,100	$1.11	24d	1	0.65mi
1337 Van Buren Ave Unit 1335209P Fayetteville, AR	3.0	2.5	1711	$3,839	$2.24	14d	1	0.65mi
1315 Van Buren Ave Fayetteville, AR	2.0	2.0	1287	$1,850	$1.44	21d	1	0.66mi
1416 S Duncan Ave Unit 1221884P Fayetteville, AR	2.0	2.5	1539	$5,925	$3.85	14d	1	0.66mi
21 W 5th St Unit 1 & 2 Fayetteville, AR	2.0	1.5	1224	$1,480	$1.21	21d	1	0.69mi
310 Martin Luther King Junior Blvd Unit 1221920P Fayetteville, AR	2.0	1.5	1151	$4,931	$4.28	14d	1	0.70mi
1521 S Duncan Ave Unit 1 Fayetteville, AR	3.0	3.5	1792	$2,195	$1.22	44d	1	0.71mi
576 S Willow Ave #1 Fayetteville, AR	2.0	2.5	1188	$2,200	$1.85	24d	1	0.71mi
1461 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.72mi
1467 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.72mi
488 S Block Ave Unit 1221790P Fayetteville, AR	3.0	2.5	1905	$6,956	$3.65	14d	1	0.72mi
1453 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.73mi
909 E Egret Rd Fayetteville, AR	3.0	2.0	1268	$1,900	$1.50	14d	1	0.73mi
1447 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.73mi
529 E Miracle Dr Fayetteville, AR	3.0	2.0–2.5	1381	$2,050	$1.48	14d	2	0.73mi
874 Hill Ave Unit 101 Fayetteville, AR	2.0	1.5	1188	$1,695	$1.43	24d	1	0.74mi
1441 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.74mi
1435 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.74mi
936 E Bunting St Fayetteville, AR	3.0	2.0	1266	$1,730	$1.37	44d	1	0.75mi
1348 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.75mi
1416 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.75mi
1404 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.75mi
1422 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.75mi
1410 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.75mi
330 W 5th St Unit 1241344P Fayetteville, AR	2.0	2.0	1280	$6,602	$5.16	21d	1	0.75mi
352 W 5th St Unit 1241297P Fayetteville, AR	2.0	2.0	1173	$3,223	$2.75	14d	1	0.76mi
18 E 4th St Unit 1 Fayetteville, AR	4.0	4.0	2146	$3,750	$1.75	24d	1	0.79mi
981 E Starling St Fayetteville, AR	4.0	2.0	1524	$1,970	$1.29	24d	1	0.79mi
2004 S Florida Way Fayetteville, AR	3.0	3.0	1700	$2,400	$1.41	24d	1	0.80mi
1249 S Kingfisher Ln Unit 1221829P Fayetteville, AR	3.0	2.0	1603	$6,658	$4.15	24d	1	0.80mi
930 E Swift Dr Unit 1221830P Fayetteville, AR	4.0	2.5	2055	$6,431	$3.13	14d	1	0.81mi

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: gaspool

Listing history 7 events

1. 2026-05-07
   status Pending 1038-char remark
2. 2026-04-03
   listed $363,900 Active 1038-char remark
3. 2013-05-01
   soldstatus $152,000
4. 2013-04-30
   soldstatus $152,000 505-char remark

   Show marketing remark (505 chars)

   Fantastic floor plan and move in ready on . 42 acre! Completely repainted: floor to ceiling, trim, cabinets (inside and out) and closets. Split floor plan with 3 bedrooms and an office, huge living room w/ gaslog fireplace, spacious eat-in-kitchen with, ample cabinet space and a pantry. Master suite has trey ceiling, crown molding, walk-in closet, 2 sinks, whirlpool tub and separate shower. Large backyard is privacy fenced and has a nice sized deck for out door entertaining. 1 year Home Warranty too!

5. 2013-02-02
   listed $154,900 505-char remark

   Show marketing remark (505 chars)

   Fantastic floor plan and move in ready on . 42 acre! Completely repainted: floor to ceiling, trim, cabinets (inside and out) and closets. Split floor plan with 3 bedrooms and an office, huge living room w/ gaslog fireplace, spacious eat-in-kitchen with, ample cabinet space and a pantry. Master suite has trey ceiling, crown molding, walk-in closet, 2 sinks, whirlpool tub and separate shower. Large backyard is privacy fenced and has a nice sized deck for out door entertaining. 1 year Home Warranty too!

6. 2005-01-31
   soldstatus $163,000
7. 2001-05-18
   soldstatus $132,000

ⓘ 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: $1,451 · $121/mo
• Projected year-2 tax: $2,329 · $194/mo
• Expected delta: +$878/yr (+$73/mo · 60.5%)

ⓘ 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 ≥105°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: $30,484
• − Mortgage interest: −$20,384
• − Property taxes: −$1,451
• − Insurance: −$1,820
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$60
• − Depreciation: −$10,586
• Taxable loss: −$8,694
• Est. tax savings @ 24.0%: +$2,087
• After-tax cash flow: $-62/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: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 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

• Census place: Fayetteville, AR
• 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

+171.2% since first listed

9 events — show timeline

• 2026-05-28 Sold (Public Records) $358,000 Public Records
• 2026-05-27 Sold (MLS) $358,000 NWARMLS
• 2026-05-07 Pending — NWARMLS
• 2026-04-03 Listed $363,900 NWARMLS
• 2013-05-01 Sold (Public Records) $152,000 Public Records
• 2013-04-30 Sold (MLS) $152,000 NWARMLS
• 2013-02-02 Listed $154,900 NWARMLS
• 2005-01-31 Sold (Public Records) $163,000 Public Records
• 2001-05-18 Sold (Public Records) $132,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,451 · -0.7% YoY. Source: county tax records.