407 N Pittman St · Prairie Grove, AR 72753

$199,000

3 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 104 Days on market

Built 1926 0.72 ac lot $116/sqft · 24% below area Est $261k · 24% under ↓ 13% since listing

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well built century home with a metal roof in the heart of small town Prairie Grove! This traditional house, with an expansive front porch, sits in a prime location close to schools, parks, downtown shopping, and restaurants.  The 2BR/1BA on a huge 0.72-Acre lot has the potential to expand to as many as 4BR.  The property's whole HVAC system was replaced roughly 2 years ago. Although the layout could use some reimagining and the home a little TLC, the property also has so much potential!

Key facts

• Metal roof
• Huge lot
• 0.72 acre lot

Tags

• METAL ROOF
• EXPANSIVE FRONT PORCH
• HUGE LOT
• WHOLE HVAC SYSTEM REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $259 ($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 $183k (8.2% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Prairie Grove — 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 67/100 on livability (#99 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Prairie Grove School District (town): math 43% / reading 39% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 283 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/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 $6k 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 104 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1926 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $261,267
• List price: $199,000
• Delta: -23.83%
• 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
303 E Center St	0.12mi	3/2.0	1,568 (-9%)	4mo	$260,000	$166	73
304 N Battle St	0.20mi	3/3.0	1,835 (+7%)	2mo	$270,000	$147	70
272 Nebo St	0.73mi	3/2.0	1,723 (+0%)	1mo	$340,000	$197	61
141 N Eagle Mountain St	0.73mi	3/2.0	1,723 (+0%)	2mo	$340,000	$197	60
901 E Buchanan St	0.68mi	3/2.0	1,772 (+3%)	4mo	$344,000	$194	56
881 E Buchanan St	0.67mi	3/2.0	1,772 (+3%)	5mo	$344,000	$194	56
308 E Cleveland St	0.47mi	2/1.0 (-1)	1,476 (-14%)	3mo	$215,000	$146	47
307 Commercial St	0.67mi	3/1.0	1,490 (-13%)	4mo	$228,000	$153	44
252 Nebo St	0.70mi	3/2.0	1,912 (+11%)	1mo	$354,900	$186	44
841 Round Top St	0.66mi	3/2.0	1,912 (+11%)	4mo	$355,600	$186	43
306 S Ozark St	0.59mi	4/2.0 (+1)	1,492 (-13%)	0mo	$269,900	$181	41
101 S Eagle Mountain St	0.75mi	4/2.0 (+1)	1,839 (+7%)	4mo	$360,000	$196	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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-15,869
• Equity at exit: $29,672

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,020
• Equity at exit: $17,206

Cash invested: $55,720 (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 72753

• Home prices YoY: -15.1%
• Active inventory: 283
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $259

Break-even live

Break-even rent $1,499

Max offer price $199,000

Occupancy floor 81%

Sensitivity live

Price	-10% $371	-5% $315	+0% $259	+5% $202	+10% $146
Rent	-10% $114	-5% $186	+0% $259	+5% $331	+10% $403
Rate	-1.0pp $359	-0.5pp $309	base $259	+0.5pp $207	+1.0pp $155

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Nebo St Prairie Grove, AR	2.0	2.5	1500	$1,800	$1.20	44d	1	0.70mi
951 Sugar Loaf St Unit NA Prairie Grove, AR	4.0	2.0	1761	$2,100	$1.19	21d	1	0.82mi
951 Sugar Loaf St Prairie Grove, AR	4.0	2.0	1761	$2,100	$1.19	14d	1	0.82mi
361 Captain Hopkins St Prairie Grove, AR	3.0	2.0	1604	$1,830	$1.14	24d	1	0.86mi
361 Captain Hopkins St Prairie Grove, AR	3.0	2.0	1604	$1,799	$1.12	14d	1	0.86mi
1101 Brigade Blvd Prairie Grove, AR	4.0	2.0	1589	$1,845	$1.16	44d	1	0.89mi
201 Hindman Dr #2 Prairie Grove, AR	3.0	2.0	1200	$1,325	$1.10	44d	1	0.94mi
681 Kendra St Prairie Grove, AR	4.0	2.0	1550	$1,695	$1.09	14d	1	0.96mi
701 S Mock St Unit E1 Prairie Grove, AR	2.0	2.0	1285	$2,500	$1.95	14d	1	1.00mi
540 Mac St Prairie Grove, AR	4.0	2.0	1788	$1,700	$0.95	14d	1	1.01mi
560 Mac St Prairie Grove, AR	4.0	2.0	1788	$1,700	$0.95	21d	1	1.03mi
590 Mac St Prairie Grove, AR	4.0	2.0	1655	$1,650	$1.00	44d	1	1.06mi
541 Shepherd St Prairie Grove, AR	4.0	2.0	1788	$1,725	$0.96	14d	1	1.07mi
551 Shepherd St Prairie Grove, AR	3.0	2.0	1404	$1,700	$1.21	14d	1	1.07mi
1032 PEBBLE Dr Prairie Grove, AR	3.0	2.0	1637	$1,825	$1.11	14d	1	1.15mi
1441 General Parson Dr Prairie Grove, AR	3.0	2.0	1174	$1,595	$1.36	14d	1	1.15mi
1071 Emerald St Prairie Grove, AR	3.0	2.0	1589	$1,800	$1.13	14d	1	1.22mi
1681 Viney Grove Rd Prairie Grove, AR	3.0	2.0	1532	$1,900	$1.24	14d	1	1.23mi
941 Seabiscuit Dr Prairie Grove, AR	3.0	2.0	1273	$1,550	$1.22	14d	1	1.43mi

Listing history 10 events

1. 2026-06-05
   statusdays on market $199,000 Pending 104 DOM
2. 2026-06-03
   days on market $199,000 Active 103 DOM
3. 2026-06-02
   days on market $199,000 Active 102 DOM
4. 2026-06-01
   days on market $199,000 Active 101 DOM
5. 2026-05-31
   days on market $199,000 Active 100 DOM
6. 2026-05-31
   days on market $199,000 Active 99 DOM
7. 2026-04-16
   price $199,000 526-char remark

   Show marketing remark (526 chars)

   Well built century home with a metal roof in the heart of small town Prairie Grove! This traditional house, with an expansive front porch, sits in a prime location close to schools, parks, downtown shopping, and restaurants.  The 2BR/1BA on a huge 0.72-Acre lot has the potential to expand to as many as 4BR.  The property's whole HVAC system was replaced roughly 2 years ago. Although the layout could use some reimagining and the home a little TLC, the property also has so much potential!

8. 2026-03-13
   price $210,000 526-char remark

   Show marketing remark (526 chars)

   Well built century home with a metal roof in the heart of small town Prairie Grove! This traditional house, with an expansive front porch, sits in a prime location close to schools, parks, downtown shopping, and restaurants.  The 2BR/1BA on a huge 0.72-Acre lot has the potential to expand to as many as 4BR.  The property's whole HVAC system was replaced roughly 2 years ago. Although the layout could use some reimagining and the home a little TLC, the property also has so much potential!

9. 2026-03-06
   price $220,000 526-char remark

   Show marketing remark (526 chars)

   Well built century home with a metal roof in the heart of small town Prairie Grove! This traditional house, with an expansive front porch, sits in a prime location close to schools, parks, downtown shopping, and restaurants.  The 2BR/1BA on a huge 0.72-Acre lot has the potential to expand to as many as 4BR.  The property's whole HVAC system was replaced roughly 2 years ago. Although the layout could use some reimagining and the home a little TLC, the property also has so much potential!

10. 2026-02-20
    listed $230,000 Active 526-char remark

    Show marketing remark (526 chars)

    Well built century home with a metal roof in the heart of small town Prairie Grove! This traditional house, with an expansive front porch, sits in a prime location close to schools, parks, downtown shopping, and restaurants.  The 2BR/1BA on a huge 0.72-Acre lot has the potential to expand to as many as 4BR.  The property's whole HVAC system was replaced roughly 2 years ago. Although the layout could use some reimagining and the home a little TLC, the property also has so much potential!

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$580/yr (+$48/mo · 83.5%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $21,917
• − Mortgage interest: −$11,147
• − Property taxes: −$694
• − Insurance: −$995
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$5,789
• Taxable loss: −$215
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $3,154/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: Prairie Grove School District
• NCES district ID: 0511760
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,896
• Composite: 35.91/100
• National rank: #4808
• State rank: #50 of 238 in AR

Livability — Prairie Grove

• Score: 67/100
• State rank: #99
• US rank: #10475

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: Prairie Grove, AR
• County: Washington County · 252,056 people
• City population: 10,744
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 10,744
• Household income: $70,985
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 94.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 20% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Portuguese 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -58.17%
• Current HPI: 326.3868
• Rent YoY: —
• 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

-13.5% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $199,000 NWARMLS
• 2026-03-13 Price Changed $210,000 NWARMLS
• 2026-03-06 Price Changed $220,000 NWARMLS
• 2026-02-20 Listed $230,000 NWARMLS

Property tax history

-1.7%/yr

Latest (2025): $694 · -10.6% YoY. Source: county tax records.