1429 W Netherland Way #3 · Fayetteville, AR 72701

$169,000

2 bd · 1.5 ba · 1,040 sqft · Townhouse · 321 Days on market

Built 2007 Good condition 1,306 sqft lot $162/sqft · 30% below area Est $242k · 30% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• 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 townhouse listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $116 ($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 $163k (3.8% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.3% 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.
• Zoned schools: Owl Creek School (math 36% / reading 28%, grade F, #278 of 454 statewide, top 64%, 1,024 students, 62% FRL); Ramay Junior High School (math 39% / reading 39%, grade F, #102 of 201 statewide, top 52%, 645 students, 54% FRL); Fayetteville High School East (math 41% / reading 50%, grade D-, #24 of 292 statewide, top 9%, 2,685 students, 27% FRL).
• Market conditions: Rents rising (+2.6%/yr); 810 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 35% 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 321 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $28k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $169k implies a 151% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $241,659
• List price: $169,000
• Delta: -30.07%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1916 Arrowhead St	0.39mi	3/2.0 (+1)	1,036 (-0%)	3mo	$312,500	$302	72
1426 S Duncan Ave	0.65mi	2/1.0	1,024 (-2%)	2mo	$304,000	$297	64
929 Eden Cir	0.49mi	3/2.0 (+1)	1,080 (+4%)	2mo	$315,000	$292	62
3026 W Old Farmington Rd	1.40mi	3/2.0 (+1)	1,140 (+10%)	0mo	$349,000	$306	42
1372 S Duncan Ave	0.66mi	2/2.5	1,280 (+23%)	3mo	$329,000	$257	38
255 E 11th St	1.48mi	2/2.0	1,295 (+24%)	2mo	$385,500	$298	36
438 E Martin Luther King Jr Blvd	1.25mi	1/1.5 (-1)	1,205 (+16%)	1mo	$289,000	$240	34
37 N Garvin Dr	1.38mi	1/1.5 (-1)	1,232 (+18%)	2mo	$825,000	$670	34
3075 W Tulsa St	1.46mi	2/2.5	1,208 (+16%)	3mo	$308,000	$255	34
618 S Block Ave	1.40mi	1/1.0 (-1)	902 (-13%)	3mo	$310,000	$344	33
460 Skelton St	1.34mi	2/2.5	1,281 (+23%)	3mo	$280,000	$219	33
2215 S Coleman Ave	0.69mi	3/2.0 (+1)	1,216 (+17%)	4mo	$300,000	$247	33

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-20,545
• Equity at exit: $25,198

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,649
• Equity at exit: $14,612

Cash invested: $47,320 (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 →

Active competition Active MLS

• For sale now: 9 active
• Median asking: $330,000 ($299/sqft)
• Median days on market: 187 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -22.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72701

• Rents YoY: 2.6%
• Active inventory: 810
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $116

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 88%

Sensitivity live

Price	-10% $233	-5% $175	+0% $116	+5% $58	+10% $-1
Rent	-10% $-12	-5% $52	+0% $116	+5% $180	+10% $245
Rate	-1.0pp $201	-0.5pp $159	base $116	+0.5pp $72	+1.0pp $28

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: $42,250
• Closing costs: $5,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1446 W Netherland Way #3 Fayetteville, AR	2.0	1.5	1040	$1,250	$1.20	6d	1	0.07mi
1452 W Hendon St Apt 104 Fayetteville, AR	2.0	2.5	1450	$1,600	$1.10	6d	1	0.10mi
1764 S Razorback Rd Unit 1764 Fayetteville, AR	2.0	2.5	1431	$1,695	$1.18	110d	1	0.11mi
1464 W Hendon St Unit 103 Fayetteville, AR	2.0	2.5	1450	$1,600	$1.10	6d	1	0.11mi
1516 Sligo St Unit 1 Fayetteville, AR	3.0	2.5	1393	$2,500	$1.79	110d	1	0.12mi
1959 S Razorback Rd Unit 4 Fayetteville, AR	2.0	1.0	700	$895	$1.28	117d	1	0.15mi
1983 S Razorback Rd Unit 3 Fayetteville, AR	2.0	1.0	700	$895	$1.28	139d	1	0.16mi
1983 S Razorback Rd Apt 1 Fayetteville, AR	2.0	1.0	700	$825	$1.18	6d	1	0.16mi
1572 W Cato Springs Rd Unit 1241338P Fayetteville, AR	2.0	1.0	871	$4,418	$5.07	119d	1	0.20mi
1660 S Razorback Rd Fayetteville, AR	2.0–4.0	2.5–4.5	1723	$1,850	$1.07	0d	1	0.20mi
1636 S Razorback Rd Fayetteville, AR	2.0	2.5	1431	$1,850	$1.29	6d	1	0.22mi
1636 S Razorback Rd Fayetteville, AR	2.0	2.5	1431	$1,850	$1.29	110d	1	0.22mi
1629 S Razorback Rd Fayetteville, AR	2.0–4.0	2.0–4.0	1312	$1,598	$1.22	0d	1	0.23mi
1982 S Razorback Rd Fayetteville, AR	2.0–3.0	2.5–3.5	1572	$1,600	$1.02	0d	8	0.23mi
1935 S Garland Ave Unit 1338736P Fayetteville, AR	3.0	2.5	1431	$3,600	$2.52	117d	1	0.25mi
922 W 15th St #10 Fayetteville, AR	2.0	2.0	900	$1,250	$1.39	6d	1	0.55mi
1441 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.57mi
1435 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.58mi
1422 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.58mi
1447 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.59mi
1416 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.59mi
1410 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.59mi
1461 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.59mi
1404 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.59mi
1453 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.59mi
1467 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.60mi
1348 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	139d	1	0.62mi
1349 S Duncan Ave Fayetteville, AR	2.0	2.5	1400	$1,650	$1.18	6d	1	0.64mi
1021 S Razorback Rd Fayetteville, AR	1.0–2.0	1.0–2.0	855	$1,270	$1.49	1d	10	0.65mi
1315 Van Buren Ave Fayetteville, AR	2.0	2.0	1287	$1,850	$1.44	117d	1	0.68mi
870 Beechwood Ave Fayetteville, AR	1.0–4.0	1.0–4.5	1135	$987	$0.87	139d	16	0.78mi
1234 S Ellis Ave Fayetteville, AR	2.0	1.0	1000	$1,500	$1.50	139d	1	0.79mi
1096 S Bacardi Ave Apt 304 Fayetteville, AR	2.0	2.0	975	$1,350	$1.38	6d	1	0.80mi
1439 S West Ave Fayetteville, AR	2.0	1.0	1024	$1,300	$1.27	6d	1	0.90mi
886 Hill Ave Unit 101 Fayetteville, AR	2.0	1.5	1188	$1,350	$1.14	6d	1	0.93mi
1348 S West Ave Apt 101 Fayetteville, AR	2.0	2.5	975	$1,400	$1.44	6d	1	0.94mi
1348 S West Ave Fayetteville, AR	2.0	2.5	975	$1,350	$1.38	6d	1	0.94mi
874 Hill Ave Unit 101 Fayetteville, AR	2.0	1.5	1188	$1,350	$1.14	6d	1	0.94mi
1840 Kaywood Ln #11 Fayetteville, AR	2.0	1.0	900	$1,375	$1.53	6d	1	0.96mi
1840 Kaywood Ln #12 Fayetteville, AR	2.0	1.0	900	$1,100	$1.22	4d	1	0.96mi

Listing history 50 events

1. 2026-09-24
   days on market $169,000 Active 321 DOM
2. 2026-09-23
   days on market $169,000 Active 320 DOM
3. 2026-09-22
   days on market $169,000 Active 319 DOM
4. 2026-09-21
   days on market $169,000 Active 318 DOM
5. 2026-09-20
   days on market $169,000 Active 317 DOM
6. 2026-09-19
   days on market $169,000 Active 316 DOM
7. 2026-09-18
   days on market $169,000 Active 315 DOM
8. 2026-09-17
   days on market $169,000 Active 314 DOM
9. 2026-09-16
   days on market $169,000 Active 313 DOM
10. 2026-09-15
    days on market $169,000 Active 312 DOM
11. 2026-09-14
    days on market $169,000 Active 311 DOM
12. 2026-09-13
    days on market $169,000 Active 310 DOM
13. 2026-09-12
    days on market $169,000 Active 309 DOM
14. 2026-09-11
    days on market $169,000 Active 308 DOM
15. 2026-09-05
    days on market $169,000 Active 302 DOM
16. 2026-09-04
    days on market $169,000 Active 301 DOM
17. 2026-09-03
    days on market $169,000 Active 300 DOM
18. 2026-08-31
    days on market $169,000 Active 297 DOM
19. 2026-08-30
    days on market $169,000 Active 296 DOM
20. 2026-08-29
    days on market $169,000 Active 295 DOM
21. 2026-08-28
    days on market $169,000 Active 294 DOM
22. 2026-08-27
    days on market $169,000 Active 293 DOM
23. 2026-08-26
    days on market $169,000 Active 292 DOM
24. 2026-08-25
    days on market $169,000 Active 291 DOM
25. 2026-08-24
    days on market $169,000 Active 290 DOM
26. 2026-08-23
    days on market $169,000 Active 289 DOM
27. 2026-08-22
    days on market $169,000 Active 288 DOM
28. 2026-08-21
    days on market $169,000 Active 287 DOM
29. 2026-08-20
    days on market $169,000 Active 286 DOM
30. 2026-08-19
    days on market $169,000 Active 285 DOM
31. 2026-08-18
    days on market $169,000 Active 284 DOM
32. 2026-08-17
    days on market $169,000 Active 283 DOM
33. 2026-08-16
    days on market $169,000 Active 282 DOM
34. 2026-08-15
    days on market $169,000 Active 281 DOM
35. 2026-08-14
    days on market $169,000 Active 280 DOM
36. 2026-08-13
    days on market $169,000 Active 279 DOM
37. 2026-08-12
    days on market $169,000 Active 278 DOM
38. 2026-08-11
    days on market $169,000 Active 277 DOM
39. 2026-08-10
    days on market $169,000 Active 276 DOM
40. 2026-08-09
    days on market $169,000 Active 275 DOM
41. 2026-08-08
    days on market $169,000 Active 274 DOM
42. 2026-08-07
    days on market $169,000 Active 273 DOM
43. 2026-08-06
    days on market $169,000 Active 272 DOM
44. 2026-08-05
    price $169,000 Active 271 DOM
45. 2026-08-05
    days on market $174,000 Active 271 DOM
46. 2026-08-04
    days on market $174,000 Active 270 DOM
47. 2026-08-03
    days on market $174,000 Active 269 DOM
48. 2026-07-31
    days on market $174,000 Active 266 DOM
49. 2026-07-30
    days on market $174,000 Active 265 DOM
50. 2026-07-29
    days on market $174,000 Active 264 DOM

ⓘ 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: $19,506
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,916
• Taxable loss: −$1,378
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,725/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 Est. rehab $5,200–$15,600 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Root Elementary School A- AR #9/454 Nat'l #3,487/41,679 Middle Ramay Junior High School F AR #102/201 Nat'l #6,362/14,009 High Fayetteville High School East D- AR #24/292 Nat'l #6,744/17,239

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

A Composite livability gradescore 83/100

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 · 271,748 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: 12% of renters

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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%

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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%

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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

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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