600 University St · Siloam Springs, AR 72761

$340,000

4 bd · 1.5 ba · 2,112 sqft · SingleFamily public records · 17 Days on market

Built 1975 1.07 ac lot Est $342k · at est.

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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 +15.1/30.0
• ARV discount +7.8/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One-of-a-kind home with two living areas and two master suites give this home rare options for your family. Large lot – 175’ x 265’ - enjoy the beautiful views in a serene neighborhood. Just minute away from John Brown University and walking distance to downtown Siloam Springs and Bob Henry Park. It is conveniently located near shopping, cafe, restaurants, coffee shops, and farmers’ market. New metal roof in early 2021 and newer water heater. Original hardwood floors and the recent updated touches blend to create a perfect union of vintage and modern. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. This property includes cute 16 x 18 outbuilding with window A/C and plenty of covered storage. Showings Start on Saturday 1/22/22 and schedule your private showing now, because this one will go fast!

Key facts

• Large yard
• Raised garden beds
• Newer metal roof

Tags

• DUAL MASTER SUITES
• WOOD BURNING FIREPLACE
• NEWER METAL ROOF
• LARGE YARD
• MATURE TREES
• RAISED GARDEN BEDS

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include biking, tennis courts, park, sidewalks, trails/paths, shopping, and proximity to fire station, hospital, and schools

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Vinyl siding exterior; Metal roof; Crawlspace foundation; 25+ years old
• Construction: Vinyl siding construction; Metal roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Patio; Porch; Stone accents; Storage building; Workshop; Smoke detectors; Landscaped lot; Near park; City lot; Central business district location; Public paved road frontage

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Split bedrooms
• Flooring: Luxury vinyl plank; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Electric heating; Gas heating; Central air conditioning; Ductless cooling; Electric cooling; Gas cooling; Has heating; Has cooling; Wood-burning fireplace (1)
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Split bedroom layout; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $113 ($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 $284k (16.5% below list).
• Recommended offer: $284k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Siloam Springs — 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 74/100 on livability (#17 in AR, #4,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Siloam Springs School District (town): math 44% / reading 40% proficiency, ranked #53 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delbert Pete & Pat Allen Ele (667 students, 62% FRL); Siloam Springs Intermediate School (math 44% / reading 42%, grade D-, #70 of 201 statewide, top 38%, 700 students, 59% FRL); Siloam Springs High School Conversion Charter (math 33% / reading 37%, grade F, #90 of 292 statewide, top 31%, 1,402 students, 49% FRL, charter).
• Market conditions: 371 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 45% of the median local income ($76k/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 $10k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $280k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $284,025 (16.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $342,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 University St	0.00mi	4/2.0	2,112 (0%)	1mo	$330,000	$156	97
710 W University St	0.06mi	3/2.5 (-1)	1,974 (-6%)	3mo	$320,000	$162	75
905 W Elgin St	0.36mi	4/2.0	2,230 (+6%)	4mo	$335,000	$150	68
904 Elgin St	0.33mi	3/2.0 (-1)	2,250 (+6%)	4mo	$360,000	$160	63
537 S Dogwood St	0.53mi	4/2.5	2,150 (+2%)	7mo	$405,000	$188	63
1410 Ezekiel Ct	0.73mi	4/2.0	2,155 (+2%)	2mo	$360,000	$167	59
1005 W Jefferson St	0.38mi	3/1.5 (-1)	2,300 (+9%)	4mo	$373,000	$162	59
119 S Dogwood St	0.41mi	3/2.5 (-1)	2,187 (+4%)	12mo	$388,000	$177	56
110 N Gunter St	0.74mi	3/2.0 (-1)	2,160 (+2%)	6mo	$269,000	$125	49
302 E Jefferson St	0.55mi	3/2.0 (-1)	1,917 (-9%)	10mo	$379,000	$198	44
305 E Franklin St	0.54mi	5/3.0 (+1)	1,979 (-6%)	14mo	$225,000	$114	42
702 Amanda Dr	0.47mi	4/2.0	1,806 (-14%)	13mo	$248,000	$137	41

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-47,992
• Equity at exit: $50,695

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-32,900
• Equity at exit: $29,397

Cash invested: $95,200 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 371
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $113

Break-even live

Break-even rent $2,697

Max offer price $340,000

Occupancy floor 91%

Sensitivity live

Price	-10% $305	-5% $209	+0% $113	+5% $17	+10% $-80
Rent	-10% $-111	-5% $1	+0% $113	+5% $225	+10% $337
Rate	-1.0pp $284	-0.5pp $199	base $113	+0.5pp $25	+1.0pp $-65

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	23d	1	0.36mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	15d	1	0.39mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	15d	1	0.47mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	16d	1	0.55mi
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	16d	1	0.59mi
2010 W Central St Unit 1520931P Siloam Springs, AR	4.0	2.0	1894	$3,631	$1.92	15d	1	0.82mi
2010 S Elm St Siloam Springs, AR	3.0	2.0	1566	$1,750	$1.12	15d	1	1.16mi
851 S Jersey Siloam Springs, AR	3.0	2.0	1460	$1,400	$0.96	25d	1	1.18mi
400 Cattleman Ln Siloam Springs, AR	3.0	2.0	1525	$1,800	$1.18	25d	1	1.23mi
2303 N Presley St Siloam Springs, AR	4.0	3.0	2148	$2,150	$1.00	25d	1	1.27mi
2304 N Presley St Siloam Springs, AR	4.0	3.0	2148	$2,150	$1.00	25d	1	1.28mi
1806 Azlin Pl Unit C Siloam Springs, AR	4.0	2.5	1781	$1,425	$0.80	16d	1	1.34mi
1903 Azlin Pl Unit B Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	23d	1	1.40mi
1903 Azlin Pl Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	16d	1	1.40mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   listed $340,000 Active
3. 2022-05-04
   soldstatus $280,000
4. 2022-04-29
   soldstatus $280,000 Closed 973-char remark

   Show marketing remark (973 chars)

   One-of-a-kind home with two living areas and two master suites give this home rare options for your family. Large lot – 175’ x 265’ - enjoy the beautiful views in a serene neighborhood. Just minute away from John Brown University and walking distance to downtown Siloam Springs and Bob Henry Park. It is conveniently located near shopping, cafe, restaurants, coffee shops, and farmers’ market. New metal roof in early 2021 and newer water heater. Original hardwood floors and the recent updated touches blend to create a perfect union of vintage and modern. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. This property includes cute 16 x 18 outbuilding with window A/C and plenty of covered storage. Showings Start on Saturday 1/22/22 and schedule your private showing now, because this one will go fast!

5. 2022-03-28
   status Pending 973-char remark

   Show marketing remark (973 chars)

   One-of-a-kind home with two living areas and two master suites give this home rare options for your family. Large lot – 175’ x 265’ - enjoy the beautiful views in a serene neighborhood. Just minute away from John Brown University and walking distance to downtown Siloam Springs and Bob Henry Park. It is conveniently located near shopping, cafe, restaurants, coffee shops, and farmers’ market. New metal roof in early 2021 and newer water heater. Original hardwood floors and the recent updated touches blend to create a perfect union of vintage and modern. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. This property includes cute 16 x 18 outbuilding with window A/C and plenty of covered storage. Showings Start on Saturday 1/22/22 and schedule your private showing now, because this one will go fast!

6. 2022-03-18
   status Active 973-char remark

   Show marketing remark (973 chars)

   One-of-a-kind home with two living areas and two master suites give this home rare options for your family. Large lot – 175’ x 265’ - enjoy the beautiful views in a serene neighborhood. Just minute away from John Brown University and walking distance to downtown Siloam Springs and Bob Henry Park. It is conveniently located near shopping, cafe, restaurants, coffee shops, and farmers’ market. New metal roof in early 2021 and newer water heater. Original hardwood floors and the recent updated touches blend to create a perfect union of vintage and modern. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. This property includes cute 16 x 18 outbuilding with window A/C and plenty of covered storage. Showings Start on Saturday 1/22/22 and schedule your private showing now, because this one will go fast!

7. 2022-03-05
   status Pending 973-char remark

   Show marketing remark (973 chars)

   One-of-a-kind home with two living areas and two master suites give this home rare options for your family. Large lot – 175’ x 265’ - enjoy the beautiful views in a serene neighborhood. Just minute away from John Brown University and walking distance to downtown Siloam Springs and Bob Henry Park. It is conveniently located near shopping, cafe, restaurants, coffee shops, and farmers’ market. New metal roof in early 2021 and newer water heater. Original hardwood floors and the recent updated touches blend to create a perfect union of vintage and modern. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. This property includes cute 16 x 18 outbuilding with window A/C and plenty of covered storage. Showings Start on Saturday 1/22/22 and schedule your private showing now, because this one will go fast!

8. 2022-01-20
   listed $285,000 Active 973-char remark

   Show marketing remark (973 chars)

   One-of-a-kind home with two living areas and two master suites give this home rare options for your family. Large lot – 175’ x 265’ - enjoy the beautiful views in a serene neighborhood. Just minute away from John Brown University and walking distance to downtown Siloam Springs and Bob Henry Park. It is conveniently located near shopping, cafe, restaurants, coffee shops, and farmers’ market. New metal roof in early 2021 and newer water heater. Original hardwood floors and the recent updated touches blend to create a perfect union of vintage and modern. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. This property includes cute 16 x 18 outbuilding with window A/C and plenty of covered storage. Showings Start on Saturday 1/22/22 and schedule your private showing now, because this one will go fast!

9. 2018-05-15
   soldstatus $168,000
10. 2018-05-10
    soldstatus $168,000 460-char remark

    Show marketing remark (460 chars)

    One of a kind setting! Large landscaped lot - 175 x 265 - enjoy the beautiful views. Home has original wood floors, cute eat-in kitchen area with lots of natural light. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. Property includes detached storage building - 10 x 8, and cute 16 x 18 outbuilding with porch area.

11. 2018-02-12
    listed $172,000 460-char remark

    Show marketing remark (460 chars)

    One of a kind setting! Large landscaped lot - 175 x 265 - enjoy the beautiful views. Home has original wood floors, cute eat-in kitchen area with lots of natural light. Large family room with wood burning fireplace, built ins and sliding glass doors leading to the stone patio with pergola. Newer vinyl windows, exterior of the home has vinyl insulated siding. Property includes detached storage building - 10 x 8, and cute 16 x 18 outbuilding with porch area.

12. 1999-05-17
    soldstatus $200,000

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,083
• − Mortgage interest: −$19,045
• − Property taxes: −$2,474
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$9,891
• Taxable loss: −$4,481
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $2,431/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: Siloam Springs School District
• NCES district ID: 0512450
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $46,222
• Composite: 35.81/100
• National rank: #4828
• State rank: #53 of 238 in AR

Livability — Siloam Springs

• Score: 74/100
• State rank: #17
• US rank: #4621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siloam Springs, AR
• County: Benton County · 259,241 people
• City population: 24,745
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 24,745
• Household income: $76,122
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 176.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 58% Two or more races 24% Hispanic / Latino 19% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 291.1062
• Rent YoY: —
• 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

+70.0% since first listed

12 events — show timeline

• 2026-04-30 Pending — NWARMLS
• 2026-04-13 Listed $340,000 NWARMLS
• 2022-05-04 Sold (Public Records) $280,000 Public Records
• 2022-04-29 Sold (MLS) $280,000 NWARMLS
• 2022-03-28 Pending — NWARMLS
• 2022-03-18 Relisted — NWARMLS
• 2022-03-05 Pending — NWARMLS
• 2022-01-20 Listed $285,000 NWARMLS
• 2018-05-15 Sold (Public Records) $168,000 Public Records
• 2018-05-10 Sold (MLS) $168,000 NWARMLS
• 2018-02-12 Listed $172,000 NWARMLS
• 1999-05-17 Sold (Public Records) $200,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,474 · +10.2% YoY. Source: county tax records.