801 Buena Vista Ave · Van Buren, AR 72956

$170,000

3 bd · 2.5 ba · 1,905 sqft · SingleFamily public records · 95 Days on market

Built 1975 1.28 ac lot $89/sqft · 11% below area Est $191k · 11% 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 +20.3/30.0
• ARV discount +12.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifull home in convenient location. Corner lot, with mature pine trees and partially fenced. 1.28 acres. Well maintained neighborhood. Lots of storage and closet space. Many built ins, huge walk-in closet. Stainless steel appliances less than 5 years old, roof aprox. 2 years old, heat and air within 10 years old. Large heated and cooled storage/workshop attached to carport. Lots of storage and closet space.

Key facts

• 1.28 acres
• Lots of storage
• Huge walk in closet

Tags

• CORNER LOT
• 1.28 ACRES
• LOTS OF STORAGE
• HUGE WALK IN CLOSET
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $155k (9.1% below list).
• Recommended offer: $155k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.9% in Van Buren — 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 69/100 on livability (#75 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Van Buren School District (suburban): math 41% / reading 41% proficiency, ranked #62 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 247 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 47 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Crawford County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $170k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,596 (9.1% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 0.91% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $191,403
• List price: $170,000
• Delta: -11.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Prospect Ave	0.04mi	3/2.0	1,938 (+2%)	4mo	$208,000	$107	90
817 Arkansas St	0.24mi	3/2.0	1,804 (-5%)	7mo	$240,000	$133	73
8 Westward Cir	0.46mi	3/2.0	1,842 (-3%)	8mo	$243,100	$132	64
907 N 9th St	0.55mi	3/2.0	1,781 (-6%)	2mo	$190,000	$107	59
720 N 9th St	0.54mi	3/2.0	1,868 (-2%)	12mo	$247,500	$132	59
607 Spruce St	0.70mi	3/2.5	2,035 (+7%)	0mo	$198,000	$97	56
1108 N 9th St	0.65mi	3/2.0	1,983 (+4%)	7mo	$247,500	$125	55
23 Westward St	0.54mi	3/2.0	1,657 (-13%)	2mo	$189,900	$115	49
503 Robin Ln	0.71mi	3/2.5	2,054 (+8%)	9mo	$250,000	$122	46
220 Fayetteville Rd	0.54mi	2/2.0 (-1)	1,666 (-12%)	1mo	$27,000	$16	46
603 Spruce St	0.69mi	3/2.0	2,140 (+12%)	7mo	$271,000	$127	40
1206 Blueberry Hill St	0.64mi	3/2.0	2,174 (+14%)	10mo	$268,000	$123	36

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 · 4.76% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,993
• Equity at exit: $25,348

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $19,778
• Equity at exit: $14,698

Cash invested: $47,600 (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 72956

• Rents YoY: 4.8%
• Active inventory: 247
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $217

Break-even live

Break-even rent $1,271

Max offer price $170,000

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Jenny Wren St Van Buren, AR	3.0	2.0	1909	$1,800	$0.94	43d	1	0.72mi
306 Elfen Glen St Van Buren, AR	3.0	2.0	1800	$1,625	$0.90	13d	1	0.79mi
522 S 6th St Van Buren, AR	3.0	1.0	1424	$975	$0.68	43d	1	1.10mi
927 Skyline Dr Van Buren, AR	4.0	2.5	2511	$2,100	$0.84	20d	1	1.13mi

Listing history 22 events

1. 2026-06-19
   days on market $170,000 Active 95 DOM
2. 2026-06-18
   price $170,000 Active 94 DOM
3. 2026-06-18
   days on market $199,900 Active 94 DOM
4. 2026-06-17
   days on market $199,900 Active 93 DOM
5. 2026-06-16
   days on market $199,900 Active 92 DOM
6. 2026-06-15
   days on market $199,900 Active 91 DOM
7. 2026-06-14
   days on market $199,900 Active 89 DOM
8. 2026-06-13
   days on market $199,900 Active 88 DOM
9. 2026-06-10
   days on market $199,900 Active 86 DOM
10. 2026-06-09
    days on market $199,900 Active 85 DOM
11. 2026-06-08
    days on market $199,900 Active 84 DOM
12. 2026-06-07
    days on market $199,900 Active 83 DOM
13. 2026-06-05
    days on market $199,900 Active 80 DOM
14. 2026-06-03
    days on market $199,900 Active 79 DOM
15. 2026-06-02
    days on market $199,900 Active 78 DOM
16. 2026-06-01
    days on market $199,900 Active 77 DOM
17. 2026-05-31
    days on market $199,900 Active 76 DOM
18. 2026-05-30
    days on market $199,900 Active 75 DOM
19. 2026-05-05
    price $199,900 414-char remark

    Show marketing remark (414 chars)

    Beautifull home in convenient location. Corner lot, with mature pine trees and partially fenced. 1.28 acres. Well maintained neighborhood. Lots of storage and closet space. Many built ins, huge walk-in closet. Stainless steel appliances less than 5 years old, roof aprox. 2 years old, heat and air within 10 years old. Large heated and cooled storage/workshop attached to carport. Lots of storage and closet space.

20. 2026-03-30
    price $225,000 414-char remark

    Show marketing remark (414 chars)

    Beautifull home in convenient location. Corner lot, with mature pine trees and partially fenced. 1.28 acres. Well maintained neighborhood. Lots of storage and closet space. Many built ins, huge walk-in closet. Stainless steel appliances less than 5 years old, roof aprox. 2 years old, heat and air within 10 years old. Large heated and cooled storage/workshop attached to carport. Lots of storage and closet space.

21. 2026-03-16
    listed $235,000 Active 414-char remark

    Show marketing remark (414 chars)

    Beautifull home in convenient location. Corner lot, with mature pine trees and partially fenced. 1.28 acres. Well maintained neighborhood. Lots of storage and closet space. Many built ins, huge walk-in closet. Stainless steel appliances less than 5 years old, roof aprox. 2 years old, heat and air within 10 years old. Large heated and cooled storage/workshop attached to carport. Lots of storage and closet space.

22. 2002-01-03
    soldstatus $67,000

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$590/yr (+$49/mo · 118.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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: $18,552
• − Mortgage interest: −$9,523
• − Property taxes: −$498
• − Insurance: −$850
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,945
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,665/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: Van Buren School District
• NCES district ID: 0513410
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $40,350
• Composite: 34.41/100
• National rank: #5201
• State rank: #62 of 238 in AR

Livability — Van Buren

• Score: 69/100
• State rank: #75
• US rank: #8898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Buren, AR
• County: Crawford County · 34,546 people
• City population: 34,546
• Metro: Fort Smith, AR-OK
• Population (ZIP): 34,546
• Household income: $62,988
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 571.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 62,108 people
• By 2030: 61,519 · -0.9%
• By 2040: 59,735 · -3.8%
• By 2050: 57,521 · -7.4%
• By 2075: 53,143 · -14.4%
• By 2100: 49,596 · -20.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 11% Asian 2% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+58.2) · D 19.9% · R 78.1% · Other 2.0%
• 2008→2024 swing: -12.1pp toward R · 2008: -46.0pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+56.7 2016: R+55.0 2012: R+49.9 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.05%
• Current HPI: 221.3066
• Rent YoY: ▲ 4.76%
• Metro: Fort Smith, AR-OK
• 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

+198.4% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $199,900 WRVBOR
• 2026-03-30 Price Changed $225,000 WRVBOR
• 2026-03-16 Listed $235,000 WRVBOR
• 2002-01-03 Sold (Public Records) $67,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $498 · -9.5% YoY. Source: county tax records.