15084 White Fawn Dr · Avoca, AR 72732

$255,000

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 5 Days on market

Built 2017 10,018 sqft lot Est $255k · at est.

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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 +22.0/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Deer Haven is a wonderful community, quiet and affordable. Deer Haven is Rural Development eligible, so no money down! This is our RC Foster Plan. There is an open flow from the kitchen to the living room. It also has a covered porch, 2 car garage, and a walk in closet! You can purchase a brand new home, with a warranty and it is much more affordable than you would think!

Key facts

• Walk-in closets
• Covered back patio
• Extended back deck

Tags

• OPEN-CONCEPT LAYOUT
• COVERED BACK PATIO
• EXTENDED BACK DECK
• OVERSIZED BACKYARD
• WALK-IN CLOSETS
• HAND-BUILT STORAGE BUILDING

Property features AI

Finance

• HOA & community: Monthly association fee; Community curbs; Nearby park; Sidewalks

Exterior

• Parking: Attached garage; Garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Public sewer; Public water
• Home design: Single-story; Brick, frame, and vinyl siding construction; Slab foundation; Public road frontage; Near park; Located in a subdivision; Lot is cleared and level
• Construction: Brick, frame, and vinyl siding construction; Slab foundation
• Exterior features: Concrete driveway; Covered patio/porch; Deck; Patio; Porch; Storage structure; Back yard fencing; Privacy wood fence

Interior

• Kitchen: Countertop; Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Self-cleaning oven; Plumbed for ice maker
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/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 $254k (0.5% below list).
• Recommended offer: $254k (0.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#182 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 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 $145k; list at $255k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,844 (0.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $255,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15136 Mills Cv	0.13mi	3/2.0	1,328 (+0%)	11mo	$265,000	$200	84
15124 White Fawn Dr	0.04mi	3/2.0	1,422 (+8%)	4mo	$275,000	$193	82
15373 Mills Ter	0.12mi	3/2.0	1,238 (-6%)	3mo	$245,000	$198	82
15049 White Fawn Dr	0.08mi	3/2.0	1,469 (+11%)	2mo	$265,000	$180	76
15072 White Fawn Dr	0.01mi	3/2.0	1,143 (-14%)	4mo	$235,000	$206	74
15173 Smith Ridge Rd	0.08mi	3/2.0	1,402 (+6%)	15mo	$253,000	$180	74
12238 Cavewood Rd	0.52mi	3/2.0	1,250 (-5%)	2mo	$325,000	$260	65
15112 Mills Ter	0.21mi	4/2.0 (+1)	1,492 (+13%)	3mo	$260,000	$174	61
12448 Mills Vw	0.19mi	3/2.0	1,422 (+8%)	23mo	$250,000	$176	59
15149 White Fawn Dr	0.08mi	4/2.0 (+1)	1,440 (+9%)	21mo	$255,000	$177	59
15013 White Fawn Pl	0.15mi	4/2.0 (+1)	1,439 (+9%)	22mo	$290,000	$202	55
15024 Mills Ter	0.16mi	4/2.0 (+1)	1,439 (+9%)	21mo	$270,750	$188	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.74×
• Total profit: $124,469
• Equity at exit: $186,960

10-year hold

• IRR: 22.3%
• Equity multiple: 5.79×
• Total profit: $341,729
• Equity at exit: $364,837

Cash invested: $71,400 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 129
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,538 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $406

Break-even live

Break-even rent $2,025

Max offer price $255,000

Occupancy floor 79%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   status $255,000 Pending 5 DOM
2. 2026-05-31
   days on market $255,000 Active 5 DOM
3. 2026-05-31
   days on market $255,000 Active 4 DOM
4. 2026-05-26
   listed $255,000 Active
5. 2017-08-11
   soldstatus $144,805 374-char remark

   Show marketing remark (374 chars)

   Deer Haven is a wonderful community, quiet and affordable. Deer Haven is Rural Development eligible, so no money down! This is our RC Foster Plan. There is an open flow from the kitchen to the living room. It also has a covered porch, 2 car garage, and a walk in closet! You can purchase a brand new home, with a warranty and it is much more affordable than you would think!

6. 2017-05-07
   listed $139,485 374-char remark

   Show marketing remark (374 chars)

   Deer Haven is a wonderful community, quiet and affordable. Deer Haven is Rural Development eligible, so no money down! This is our RC Foster Plan. There is an open flow from the kitchen to the living room. It also has a covered porch, 2 car garage, and a walk in closet! You can purchase a brand new home, with a warranty and it is much more affordable than you would think!

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 22 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: $30,461
• − Mortgage interest: −$14,284
• − Property taxes: −$1,872
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$7,418
• Taxable income: $738
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $4,693/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Avoca

• Score: 64/100
• State rank: #182
• US rank: #14576

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

• Population (ZIP): 5,493

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 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• 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

+82.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $255,000 NWARMLS
• 2017-08-11 Sold (MLS) $144,805 NWARMLS
• 2017-05-07 Listed $139,485 NWARMLS

Property tax history

+28.2%/yr

Latest (2025): $1,872 · +53.4% YoY. Source: county tax records.