250 Stan Ave · West Fork, AR 72774

$250,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 8 Days on market

Built 1971 1.09 ac lot Est $265k · 6% under

---

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
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +8.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at the edge of West Fork City limits on a dead end street with city conveniences yet enjoys a backyard view of a picturesque Ozark rural setting. A landscaped acre with established trees, flowers and shrubs, the property includes a detached shop-pole barn, gazebo and a little seasonal stream. 3 BR, 2 living areas, wood burning fireplace with French doors leading to patio-carport area. All appliances included. Perfect home for buyers who prefer not to be in a subdivision.

Key facts

• Wet weather creek
• Old well house
• Detached pole barn

Tags

• DETACHED POLE BARN
• OLD WELL HOUSE
• WET WEATHER CREEK
• USABLE LAND
• MATURE TREES
• BONUS HEATED AND COOLED SPACE

Property features AI

Finance

• Other: Solar panels (green feature)
• HOA & community: Monthly association fee; Community features include park, nearby schools, and shopping

Exterior

• Parking: Attached carport; Covered parking for 1 vehicle; Has carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Phone available
• Home design: One-story; Faces southwest; Crawlspace foundation
• Construction: Brick construction; Metal roof; Crawlspace foundation; Built on 1.09-acre lot
• Exterior features: Concrete driveway; Gravel driveway; Covered patio; Patio; Outbuilding; Workshop; Creek on property; Secluded setting; City lot near central business district; Paved road access; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Bonus room
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Storage; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 11.5% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $131k; list at $250k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $250,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.62%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $264,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 S Sycamore Ave	0.57mi	3/2.0	1,536 (+4%)	0mo	$280,000	$182	63
50 Northwood St	0.27mi	3/1.5	1,321 (-11%)	6mo	$236,000	$179	62
99 Mecca St	0.48mi	3/1.0	1,456 (-2%)	16mo	$150,000	$103	62
67 Red Oak Ave	0.60mi	3/2.0	1,431 (-3%)	2mo	$229,000	$160	61
43 Mecca St	0.40mi	3/1.0	1,308 (-12%)	3mo	$320,000	$245	60
155 Westwood Ave	0.44mi	3/1.5	1,356 (-8%)	11mo	$215,000	$159	54
6 N Sycamore Ave	0.52mi	3/2.0	1,358 (-8%)	11mo	$260,000	$191	48
126 Pleasant St	0.59mi	3/2.0	1,272 (-14%)	2mo	$229,000	$180	44
185 Westwood Ave	0.42mi	3/1.5	1,302 (-12%)	18mo	$217,000	$167	44
125 Pleasant St	0.61mi	4/2.0 (+1)	1,387 (-6%)	10mo	$229,000	$165	44
193 Westwood Ave	0.41mi	3/2.0	1,263 (-15%)	12mo	$235,000	$186	42
95 Pleasant St	0.57mi	4/2.0 (+1)	1,623 (+10%)	10mo	$281,300	$173	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $28,585
• Equity at exit: $37,276

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $113,607
• Equity at exit: $21,615

Cash invested: $70,000 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,271 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $1,086

Break-even live

Break-even rent $1,896

Max offer price $250,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,228	-5% $1,157	+0% $1,086	+5% $1,016	+10% $945
Rent	-10% $828	-5% $957	+0% $1,086	+5% $1,216	+10% $1,345
Rate	-1.0pp $1,212	-0.5pp $1,150	base $1,086	+0.5pp $1,022	+1.0pp $956

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-10
   status $250,000 Pending 8 DOM
2. 2026-06-09
   days on market $250,000 Active 8 DOM
3. 2026-06-08
   days on market $250,000 Active 7 DOM
4. 2026-06-07
   days on market $250,000 Active 6 DOM
5. 2026-06-05
   days on market $250,000 Active 3 DOM
6. 2026-06-03
   days on market $250,000 Active 2 DOM
7. 2026-06-02
   remarks 693-char remark
8. 2026-06-02
   listed $250,000 Active 1 DOM

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$608/yr (+$51/mo · 61.2%)

ⓘ 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 ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,254
• − Mortgage interest: −$14,004
• − Property taxes: −$992
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,140
• − Management: −$3,140
• − Depreciation: −$7,273
• Taxable income: $9,454
• Est. tax owed @ 24.0%: −$2,269
• After-tax cash flow: $10,767/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fork, AR
• Population (ZIP): 7,298

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 (73%)
• Race & ethnicity: White 73% Two or more races 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• 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

+78.6% since first listed

3 events — show timeline

• 2026-06-01 Listed $250,000 NWARMLS
• 2017-05-05 Sold (MLS) $131,000 NWARMLS
• 2017-03-08 Listed $140,000 NWARMLS

Property tax history

+1.9%/yr

Latest (2025): $992 · -3.0% YoY. Source: county tax records.