1429 W Netherland Way #3 · Fayetteville, AR 72701

$174,000

2 bd · 1.5 ba · 1,040 sqft · Condo · 238 Days on market

Built 2007 Good condition $167/sqft · 28% below area Est $240k · 28% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

Key facts

• Close to parks
• Smart floor plan
• Private retreat

Tags

• SMART FLOOR PLAN
• OPEN LIVING AND DINING AREAS
• PRIVATE RETREAT
• STORAGE ON EVERY LEVEL
• CLOSE TO TRAILS
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.5% in Fayetteville — 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 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 525 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 39% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 238 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $174k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $240,235
• List price: $174,000
• Delta: -27.57%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-15,749
• Equity at exit: $25,944

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $595
• Equity at exit: $15,044

Cash invested: $48,720 (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 72701

• Rents YoY: 2.6%
• Active inventory: 525
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $205

Break-even live

Break-even rent $1,522

Max offer price $174,000

Occupancy floor 83%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1764 S Razorback Rd Unit 1764 Fayetteville, AR	2.0	2.5	1431	$1,695	$1.18	14d	1	0.11mi
1516 Sligo St Unit 1 Fayetteville, AR	3.0	2.5	1393	$2,500	$1.79	14d	1	0.12mi
1959 S Razorback Rd Unit 4 Fayetteville, AR	2.0	1.0	700	$895	$1.28	21d	1	0.15mi
1983 S Razorback Rd Unit 3 Fayetteville, AR	2.0	1.0	700	$895	$1.28	44d	1	0.16mi
1572 W Cato Springs Rd Unit 1241338P Fayetteville, AR	2.0	1.0	871	$4,418	$5.07	23d	1	0.20mi
1660 S Razorback Rd Fayetteville, AR	2.0–4.0	2.5–4.5	1723	$1,850	$1.07	14d	1	0.20mi
1636 S Razorback Rd Fayetteville, AR	2.0	2.5	1431	$1,850	$1.29	14d	1	0.22mi
1629 S Razorback Rd Fayetteville, AR	2.0–4.0	2.0–4.0	1312	$1,890	$1.44	21d	1	0.23mi
1935 S Garland Ave Unit 1338736P Fayetteville, AR	3.0	2.5	1431	$3,600	$2.52	21d	1	0.25mi
1441 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.57mi
1435 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.58mi
1422 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.58mi
1447 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.59mi
1416 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.59mi
1410 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.59mi
1555 S Crews Ln Fayetteville, AR	1.0–3.0	1.0–3.0	1099	$1,450	$1.32	21d	6	0.59mi
1461 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.59mi
1404 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.59mi
1453 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.59mi
1467 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.60mi
1348 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	44d	1	0.62mi
1315 Van Buren Ave Fayetteville, AR	2.0	2.0	1287	$1,850	$1.44	21d	1	0.68mi
1326 Van Buren Ave Fayetteville, AR	2.0	2.5	1260	$2,250	$1.79	44d	1	0.70mi
870 Beechwood Ave Fayetteville, AR	1.0–4.0	1.0–4.5	1135	$987	$0.87	44d	16	0.78mi
1234 S Ellis Ave Fayetteville, AR	2.0	1.0	1000	$1,500	$1.50	44d	1	0.79mi
874 Hill Ave Unit 101 Fayetteville, AR	2.0	1.5	1188	$1,695	$1.43	23d	1	0.94mi
1840 Kaywood Ln #11 Fayetteville, AR	2.0	1.0	900	$1,350	$1.50	14d	1	0.96mi
1821 W Mitchell St Fayetteville, AR	2.0	2.5	1140	$1,462	$1.28	14d	3	1.01mi
1632 W Neptune St Fayetteville, AR	2.0	2.5	1300	$2,400	$1.85	44d	1	1.06mi
1767 Bedford Loop Fayetteville, AR	1.0–2.0	1.0	600	$1,225	$2.04	44d	2	1.17mi
1767 Bedford Loop Fayetteville, AR	1.0–2.0	1.0	650	$1,300	$2.00	23d	1	1.17mi
404 W Streamside Bnd Fayetteville, AR	2.0	1.0–2.0	947	$2,759	$2.91	14d	14	1.19mi
372 S Hill Ave Unit 1221863P Fayetteville, AR	2.0	2.0	1205	$6,069	$5.04	14d	1	1.20mi
376 S Hill Ave Unit 1297814P Fayetteville, AR	2.0	2.0	1162	$6,314	$5.43	14d	1	1.20mi
1500 Nettleship St Unit 10 Fayetteville, AR	2.0	1.0	700	$1,500	$2.14	44d	1	1.23mi
1540 Nettleship St Unit 9 Fayetteville, AR	2.0	2.0	850	$1,500	$1.76	23d	1	1.24mi
280 S Hill Ave Unit C102 Fayetteville, AR	1.0	1.0	1150	$1,095	$0.95	23d	1	1.27mi
390 S University Ave Fayetteville, AR	3.0	2.0	1144	$1,699	$1.49	14d	1	1.27mi
495 W Prairie St Unit 201 Fayetteville, AR	1.0	1.0	703	$1,395	$1.98	23d	1	1.28mi
705 W Putman St Fayetteville, AR	2.0	1.0	728	$850	$1.17	14d	5	1.29mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $174,000 Active 238 DOM
2. 2026-06-17
   days on market $174,000 Active 237 DOM
3. 2026-06-16
   days on market $174,000 Active 236 DOM
4. 2026-06-15
   days on market $174,000 Active 235 DOM
5. 2026-06-14
   days on market $174,000 Active 233 DOM
6. 2026-06-13
   days on market $174,000 Active 232 DOM
7. 2026-06-10
   days on market $174,000 Active 230 DOM
8. 2026-06-09
   days on market $174,000 Active 229 DOM
9. 2026-06-08
   days on market $174,000 Active 228 DOM
10. 2026-06-07
    days on market $174,000 Active 227 DOM
11. 2026-06-05
    days on market $174,000 Active 224 DOM
12. 2026-06-03
    days on market $174,000 Active 223 DOM
13. 2026-06-02
    days on market $174,000 Active 222 DOM
14. 2026-06-01
    days on market $174,000 Active 221 DOM
15. 2026-05-31
    days on market $174,000 Active 220 DOM
16. 2026-05-31
    days on market $174,000 Active 219 DOM
17. 2026-04-01
    status Active 592-char remark

    Show marketing remark (592 chars)

    Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

18. 2026-04-01
    price $174,000 592-char remark

    Show marketing remark (592 chars)

    Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

19. 2026-02-24
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

20. 2025-12-22
    price $179,000 592-char remark

    Show marketing remark (592 chars)

    Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

21. 2025-10-31
    price $189,900 592-char remark

    Show marketing remark (592 chars)

    Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

22. 2025-09-17
    listed $197,500 Active 592-char remark

    Show marketing remark (592 chars)

    Enjoy the ease of townhouse living in this 2-bedroom, 1.5-bath home with a smart floor plan. The main level is designed for gatherings, featuring open living and dining areas with a half bath for guests. Upstairs, two spacious bedrooms and a full bath create a private retreat. Storage is tucked into every level, giving you room for everything from seasonal décor to daily essentials. Close to trails, parks, shopping, and local hotspots, this property delivers comfort and convenience in one. Ideal for first-time buyers, students, or investors seeking a great Fayetteville location.

23. 2025-08-06
    price $199,000
24. 2025-05-12
    price $225,000
25. 2025-03-12
    price $230,000
26. 2013-05-14
    soldstatus $67,250
27. 2013-03-06
    listed $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $21,381
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$5,062
• Taxable loss: −$329
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,540/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1.5-bath condo is in good condition with a good curb appeal. It's ready for a fresh coat of paint on the exterior and some landscaping to enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Trim and mulch landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Trim and mulch landscaping — Improves curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

Amenities A+ Commute A+ 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: Fayetteville, AR
• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• 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

+148.6% since first listed

11 events — show timeline

• 2026-04-01 Relisted — NWARMLS
• 2026-04-01 Price Changed $174,000 NWARMLS
• 2026-02-24 Pending — NWARMLS
• 2025-12-22 Price Changed $179,000 NWARMLS
• 2025-10-31 Price Changed $189,900 NWARMLS
• 2025-09-17 Listed $197,500 NWARMLS
• 2025-08-06 Price Changed $199,000 NWARMLS
• 2025-05-12 Price Changed $225,000 NWARMLS
• 2025-03-12 Price Changed $230,000 NWARMLS
• 2013-05-14 Sold (MLS) $67,250 NWARMLS
• 2013-03-06 Listed $70,000 NWARMLS