43 Elmwood St · West Fork, AR 72774

$247,000

3 bd · 1.5 ba · 1,212 sqft · SingleFamily public records · 27 Days on market

Built 1975 0.41 ac lot Est $225k · 10% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.3/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute jazzed up all brick country rancher home in the heart of West Fork! Oversized lot with mature trees that is fenced and spacious with a storage building. 3 bedrooms 1.5 bath. The family room has tons of natural light & spacious living that over looks the kitchen w/ lots of storage & pantry space w/ ceramic counter tops & freshly painted white wood cabinets giving the kitchen an updated look. Fridge and appliances including microwave, gas stove & oven. Dining room off of the kitchen, spacious laundry room. Ceramic tile . Attached shop with a beautiful view. Centrally located to sports park and picnic area as well as the river park.

Key facts

• 80 sf storage
• 0.41-acre lot
• 200 sf shop

Tags

• 0.41-ACRE LOT
• ROOF-SHADED FRONT DECK
• SPRAWLING BACKYARD
• 200 SF SHOP
• 80 SF STORAGE
• BACKYARD FIRE PIT

Property features AI

Finance

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

Exterior

• Parking: Attached carport (1 covered space); Has carport
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer; Sewer available; Public water; Water available
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick construction; Metal roof; Home warranty included; 25 years or older
• Exterior features: Deck; Porch; Concrete driveway; Outbuilding; Storage; Back yard fencing; Chain link fencing; Full fencing; City lot; Landscaped; Level lot; Near park; Subdivision; Public road frontage; Paved road

Interior

• Kitchen: Gas cooktop; Gas range; Microwave; Dishwasher; Refrigerator; Granite counters; Pantry; Exhaust fan
• Bedrooms: Bedroom on main level (9x10); Bedroom on main level (10x12); Bedroom on main level (11.5x12)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Wall furnace; Central air conditioning
• Interior features: Built-in features; Ceiling fan(s); Granite counters; Pantry; Window treatments; Blinds; Drapes; Smoke detector(s)
• Laundry & utility: Washer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $247k).
• Recommended offer: $243k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $130k; list at $247k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,295 (1.5% 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. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $225,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Dogwood St	0.24mi	3/2.0	1,216 (+0%)	1mo	$255,000	$210	86
43 Mecca St	0.10mi	3/1.0	1,308 (+8%)	3mo	$320,000	$245	78
126 Pleasant St	0.27mi	3/2.0	1,272 (+5%)	2mo	$229,000	$180	76
37 Centerwood St	0.10mi	3/1.5	1,134 (-6%)	12mo	$199,900	$176	74
193 Westwood Ave	0.18mi	3/2.0	1,263 (+4%)	12mo	$235,000	$186	73
50 Northwood St	0.18mi	3/1.5	1,321 (+9%)	6mo	$236,000	$179	71
155 Westwood Ave	0.15mi	3/1.5	1,356 (+12%)	11mo	$215,000	$159	64
27 Northwood St	0.16mi	3/1.5	1,040 (-14%)	6mo	$205,000	$197	64
279 N Centennial Ave	0.22mi	3/1.0	1,052 (-13%)	11mo	$212,500	$202	57
212 Redbud Trl	0.51mi	3/1.5	1,056 (-13%)	6mo	$160,000	$152	49
125 Pleasant St	0.29mi	4/2.0 (+1)	1,387 (+14%)	10mo	$229,000	$165	47
6 N Sycamore Ave	0.59mi	3/2.0	1,358 (+12%)	11mo	$260,000	$191	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: 8.6%
• Equity multiple: 1.34×
• Total profit: $23,450
• Equity at exit: $36,829

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $101,845
• Equity at exit: $21,356

Cash invested: $69,160 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,099 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $998

Break-even live

Break-even rent $1,835

Max offer price $247,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,138	-5% $1,068	+0% $998	+5% $928	+10% $859
Rent	-10% $754	-5% $876	+0% $998	+5% $1,121	+10% $1,243
Rate	-1.0pp $1,123	-0.5pp $1,061	base $998	+0.5pp $934	+1.0pp $869

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   price $247,000 Active 27 DOM
2. 2026-06-18
   days on market $257,000 Active 27 DOM
3. 2026-06-17
   days on market $257,000 Active 26 DOM
4. 2026-06-16
   days on market $257,000 Active 25 DOM
5. 2026-06-15
   days on market $257,000 Active 24 DOM
6. 2026-06-14
   days on market $257,000 Active 22 DOM
7. 2026-06-13
   days on market $257,000 Active 21 DOM
8. 2026-06-10
   days on market $257,000 Active 19 DOM
9. 2026-06-09
   days on market $257,000 Active 18 DOM
10. 2026-06-08
    days on market $257,000 Active 17 DOM
11. 2026-06-07
    days on market $257,000 Active 16 DOM
12. 2026-06-05
    days on market $257,000 Active 13 DOM
13. 2026-06-03
    days on market $257,000 Active 12 DOM
14. 2026-06-02
    days on market $257,000 Active 11 DOM
15. 2026-06-01
    days on market $257,000 Active 10 DOM
16. 2026-05-31
    days on market $257,000 Active 9 DOM
17. 2026-05-31
    days on market $257,000 Active 8 DOM
18. 2026-05-17
    listed $257,000 Active
19. 2020-05-28
    soldstatus $130,000 673-char remark

    Show marketing remark (673 chars)

    This cute jazzed up all brick country rancher home in the heart of West Fork! Oversized lot with mature trees that is fenced and spacious with a storage building. 3 bedrooms 1.5 bath. The family room has tons of natural light & spacious living that over looks the kitchen w/ lots of storage & pantry space w/ ceramic counter tops & freshly painted white wood cabinets giving the kitchen an updated look. Fridge and appliances including microwave, gas stove & oven. Dining room off of the kitchen, spacious laundry room. Ceramic tile . Attached shop with a beautiful view. Centrally located to sports park and picnic area as well as the river park.

20. 2020-05-28
    soldstatus $130,000

    Show marketing remark (673 chars)

    This cute jazzed up all brick country rancher home in the heart of West Fork! Oversized lot with mature trees that is fenced and spacious with a storage building. 3 bedrooms 1.5 bath. The family room has tons of natural light & spacious living that over looks the kitchen w/ lots of storage & pantry space w/ ceramic counter tops & freshly painted white wood cabinets giving the kitchen an updated look. Fridge and appliances including microwave, gas stove & oven. Dining room off of the kitchen, spacious laundry room. Ceramic tile . Attached shop with a beautiful view. Centrally located to sports park and picnic area as well as the river park.

21. 2020-04-17
    listed $135,000 673-char remark

    Show marketing remark (673 chars)

    This cute jazzed up all brick country rancher home in the heart of West Fork! Oversized lot with mature trees that is fenced and spacious with a storage building. 3 bedrooms 1.5 bath. The family room has tons of natural light & spacious living that over looks the kitchen w/ lots of storage & pantry space w/ ceramic counter tops & freshly painted white wood cabinets giving the kitchen an updated look. Fridge and appliances including microwave, gas stove & oven. Dining room off of the kitchen, spacious laundry room. Ceramic tile . Attached shop with a beautiful view. Centrally located to sports park and picnic area as well as the river park.

22. 2015-04-03
    soldstatus $91,900 119-char remark

    Show marketing remark (119 chars)

    Well kept 3 bedroom, 1.5 bath home in the heart of West Fork. Home sits on a beautiful lot that is fenced and spacious.

23. 2015-04-03
    soldstatus $91,900

    Show marketing remark (119 chars)

    Well kept 3 bedroom, 1.5 bath home in the heart of West Fork. Home sits on a beautiful lot that is fenced and spacious.

24. 2015-03-19
    listed $91,900 119-char remark

    Show marketing remark (119 chars)

    Well kept 3 bedroom, 1.5 bath home in the heart of West Fork. Home sits on a beautiful lot that is fenced and spacious.

25. 1998-01-13
    soldstatus $56,000

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$961/yr (+$80/mo · 154.9%)

ⓘ 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 5/10 Major 7 d/yr ≥103°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,189
• − Mortgage interest: −$13,836
• − Property taxes: −$620
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$7,185
• Taxable income: $8,362
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $9,973/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fork, AR
• Population (ZIP): 7,298

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 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• 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

+358.9% since first listed

8 events — show timeline

• 2026-05-17 Listed $257,000 NWARMLS
• 2020-05-28 Sold (Public Records) $130,000 Public Records
• 2020-05-28 Sold (MLS) $130,000 NWARMLS
• 2020-04-17 Listed $135,000 NWARMLS
• 2015-04-03 Sold (Public Records) $91,900 Public Records
• 2015-04-03 Sold (MLS) $91,900 NWARMLS
• 2015-03-19 Listed $91,900 NWARMLS
• 1998-01-13 Sold (Public Records) $56,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $620 · -13.9% YoY. Source: county tax records.