349 W Wilson St · Greenland, AR 72701

$199,900

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 44 Days on market

Built 1966 0.69 ac lot Est $297k · 33% under

---

Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The home sits just a couple of miles of exit 58 close to Greenland. It is part of Fayetteville. It sits on . 69 acre and offers a large front yard and a fenced in back yard. The garage was closed in and now is serving as a secondary bedroom with bathroom. It is a solid house that is ready for new owners to update and make their own. The home is close to all of NWA and quick trip to anything one might want to get to but still gives you some space away from the busier parts of the area. It is priced to give a new owner plenty of room to make it their own. Call today for your personal showing.

Key facts

• Large front yard
• Fenced in back yard
• 0.69 acre lot

Tags

• LARGE FRONT YARD
• FENCED IN BACK YARD

Property features AI

Finance

• HOA & community: Association managed by Andrea Crouch; Monthly association fee; Association covers common areas and trash

Exterior

• Parking: Concrete driveway
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer; Water available (public and well)
• Home design: Single-story home
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built with brick exterior
• Exterior features: Concrete driveway; Partial fencing; Guest house; Cleared, level lot; Private, public and shared road frontage

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); Window treatments; Blinds; Satellite dish
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#166 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Greenland School District (suburban): math 25% / reading 29% proficiency, ranked #168 of 238 in AR (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.6%/yr); 531 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• At $2,136/mo this rent would consume 46% of the median local household income ($56k/yr) (locally 2582% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $200k implies a 180% 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $297,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 N Letitia Ave	0.15mi	4/2.0	1,851 (+3%)	4mo	$365,000	$197	84
424 W Tanner Dr	0.11mi	4/2.0	1,896 (+6%)	6mo	$315,000	$166	81
333 S Napier Ave	0.28mi	3/2.0 (-1)	1,828 (+2%)	7mo	$355,000	$194	73
523 W Powerline Pl	0.16mi	4/2.0	1,796 (+0%)	23mo	$305,000	$170	73
23 S Napier Ave	0.12mi	3/2.0 (-1)	1,710 (-5%)	12mo	$248,000	$145	72
332 Napier Ln	0.30mi	3/2.0 (-1)	1,814 (+1%)	10mo	$285,000	$157	71
100 N Brewer Ct	0.44mi	4/1.5	1,700 (-5%)	1mo	$161,500	$95	68
240 Peerson St	0.32mi	3/2.0 (-1)	1,724 (-4%)	8mo	$225,500	$131	68
272 S Napier Ave	0.21mi	4/2.0	1,899 (+6%)	18mo	$310,000	$163	65
631 W Landy Pl	0.29mi	3/2.0 (-1)	2,053 (+15%)	2mo	$339,000	$165	56
673 W Wilson St	0.33mi	3/2.0 (-1)	1,632 (-9%)	19mo	$275,000	$169	49
179 Letitia Ave	0.19mi	3/2.0 (-1)	1,550 (-14%)	21mo	$300,000	$194	46

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,627
• Equity at exit: $29,806

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $10,239
• Equity at exit: $17,284

Cash invested: $55,972 (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 72701

• Rents YoY: 2.6%
• Active inventory: 531
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $306

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $444	-5% $375	+0% $306	+5% $237	+10% $168
Rent	-10% $137	-5% $222	+0% $306	+5% $391	+10% $475
Rate	-1.0pp $407	-0.5pp $357	base $306	+0.5pp $254	+1.0pp $202

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   status Active
3. 2026-05-15
   price $199,900
4. 2026-04-18
   status Pending
5. 2026-03-24
   status Active
6. 2026-03-10
   status Pending
7. 2026-02-23
   listed $249,900 Active
8. 1996-03-06
   soldstatus $71,333

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,636
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$5,815
• Taxable income: $523
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $3,549/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: Greenland School District
• NCES district ID: 0506930
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $43,761
• Composite: 23.11/100
• National rank: #7960
• State rank: #168 of 238 in AR

Livability — Greenland

• Score: 64/100
• State rank: #166
• US rank: #13989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenland, AR
• County: Washington County · 252,056 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• 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

+180.2% since first listed

8 events — show timeline

• 2026-05-19 Pending — NWARMLS
• 2026-05-15 Relisted — NWARMLS
• 2026-05-15 Price Changed $199,900 NWARMLS
• 2026-04-18 Pending — NWARMLS
• 2026-03-24 Relisted — NWARMLS
• 2026-03-10 Pending — NWARMLS
• 2026-02-23 Listed $249,900 NWARMLS
• 1996-03-06 Sold (Public Records) $71,333 Public Records

Property tax history

-5.7%/yr

Latest (2025): $346 · -22.4% YoY. Source: county tax records.