305 Ewalt Ave · Springdale, AR 72764

$290,999

3 bd · 1.0 ba · 1,874 sqft · SingleFamily public records · 13 Days on market

Built 1916 0.45 ac lot Est $260k · 12% over

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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 +14.9/30.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 305 Ewalt in Springdale! This 3-bedroom, 2-bath home offers a functional layout with two spacious living areas, providing plenty of room to relax, entertain, or create a home office or playroom. The main living room is filled with natural light and features a cozy fireplace as its centerpiece. Enjoy gatherings in the separate dining area and appreciate the appeal of hardwood floors, and laminate tile throughout, absolutely no carpet! A private secondary suite adds flexibility for multi-generational living, guests, or a secluded retreat. Outside, you'll love the large covered front porch, perfect for morning coffee, as well as the covered back patio for year-round outdoor enjoyme

Key facts

• Tile
• Covered back patio
• Hardwood floors

Tags

• TWO SPACIOUS LIVING AREAS
• PRIVATE SECONDARY SUITE
• LARGE COVERED FRONT PORCH
• COVERED BACK PATIO
• HARDWOOD FLOORS
• TILE

Property features AI

Finance

• Other: Annual tax information recorded
• HOA & community: Monthly association fee

Exterior

• Parking: Carport with 2 covered spaces
• Utilities: Electricity available; Natural gas available; Public water
• Home design: Single-story home; Aluminum siding; Architectural shingle roof
• Construction: Block foundation; Built 25+ years ago
• Exterior features: Covered porch; Gravel driveway; Chain link fencing; Cleared lot; Public road frontage

Interior

• Kitchen: Electric oven; Gas range; Microwave
• Bedrooms: Includes an in-law/additional living suite
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Drapes and window treatments; In-law floorplan with additional living suite; Multiple living areas
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.5% below list).
• Recommended offer: $234k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% in Springdale — 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 70/100 on livability (#48 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute D+, employment D+.
• 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: Rents rising (+2.9%/yr); 369 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 43% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $9k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $291k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,367 (19.5% below list)

Questions for the listing agent

1. Built in 1916 — 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. 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: 0.81% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $260,486
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Holcomb St	0.30mi	3/2.0	1,860 (-1%)	13mo	$176,000	$95	70
303 Wayland Dr	0.23mi	3/2.0	1,950 (+4%)	18mo	$145,000	$74	63
1325 Crutcher St	0.41mi	3/2.0	1,796 (-4%)	12mo	$250,000	$139	60
1373 Gary St	0.61mi	3/2.0	1,650 (-12%)	9mo	$336,000	$204	40
1355 Gary St	0.61mi	3/2.0	1,650 (-12%)	13mo	$335,000	$203	37
1016 Parker Ave	0.74mi	3/1.0	1,629 (-13%)	12mo	$230,000	$141	34
1102 Shipley St	0.40mi	4/3.0 (+1)	2,119 (+13%)	17mo	$293,000	$138	33

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-42,036
• Equity at exit: $43,389

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-31,194
• Equity at exit: $25,160

Cash invested: $81,480 (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 72764

• Rents YoY: 2.9%
• Active inventory: 369
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$1,526
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $87

Break-even live

Break-even rent $2,234

Max offer price $290,999

Occupancy floor 91%

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: $72,750
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Grove Ave Unit 1221802P Springdale, AR	3.0	2.0	1614	$4,225	$2.62	21d	1	0.59mi
303 Park St Apt A Springdale, AR	2.0	2.5	1300	$1,750	$1.35	44d	1	0.61mi
302 S Shiloh St Unit 1475799P Springdale, AR	2.0	1.5	2281	$8,581	$3.76	23d	1	0.62mi
505 E Emma Ave Springdale, AR	2.0	1.0–2.0	885	$2,261	$2.55	13d	127	0.71mi
303 Harve St Springdale, AR	3.0	1.0	1312	$1,550	$1.18	23d	1	1.17mi
887 Palisades Ave Springdale, AR	4.0	2.0	2026	$2,150	$1.06	14d	1	1.37mi
257 Arborside Rd Springdale, AR	1.0–2.0	1.0–2.5	1022	$1,575	$1.54	14d	10	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $290,999 Active 13 DOM
2. 2026-06-17
   days on market $290,999 Active 12 DOM
3. 2026-06-16
   days on market $290,999 Active 11 DOM
4. 2026-06-15
   days on market $290,999 Active 10 DOM
5. 2026-06-14
   days on market $290,999 Active 8 DOM
6. 2026-06-10
   days on market $290,999 Active 5 DOM
7. 2026-06-09
   days on market $290,999 Active 4 DOM
8. 2026-06-08
   days on market $290,999 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $290,999 Active 2 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: $1,407 · $117/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$456/yr (+$38/mo · 32.4%)

ⓘ 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 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,124
• − Mortgage interest: −$16,300
• − Property taxes: −$1,407
• − Insurance: −$1,455
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$8,465
• Taxable loss: −$4,003
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $2,005/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 — Springdale

• Score: 70/100
• State rank: #48
• US rank: #7326

Category grades

Amenities F Commute D+ 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: Springdale, AR
• County: Washington County · 252,056 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 58,719
• Household income: $65,898
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1352.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 28% Pacific Islander 11% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada
• Languages at home: 58% English-only · Spanish 32% Other Asian/Pacific 9% Russian/Polish/Slavic 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: ▼ -269.05%
• Current HPI: 297.924
• Rent YoY: ▲ 2.87%
• 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

+234.5% since first listed

2 events — show timeline

• 2026-06-05 Listed $290,999 NWARMLS
• 2006-09-20 Sold (Public Records) $87,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,407 · +8.5% YoY. Source: county tax records.