1602 N Oakhaven Pl · Fayetteville, AR 72704

$318,000

4 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 10 Days on market

Built 2009 10,062 sqft lot Est $314k · at est.

---

Why this score? — see what drove the D- 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 +11.7/30.0
• ARV discount +6.9/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 4 bedroom 2 bath home in West Fayetteville. Minutes from I-49 and U of A campus.

Key facts

• Proven neighborhood
• Gas fireplace
• Quick access to i-49

Tags

• BRICK HOME
• GAS FIREPLACE
• WOOD PRIVACY FENCING
• QUICK ACCESS TO I-49
• PROVEN NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Monthly association fee; Community includes biking, parks, trails/paths, shopping and proximity to schools and fire station

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Residential property
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Built with durable materials
• Exterior features: Concrete driveway; Deck; Partial backyard fencing; Back yard fencing; Cleared, landscaped and level yard; Near park; Subdivision setting; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Garbage disposal
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Ceiling fans; Pantry; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (26.6% below list).
• Recommended offer: $233k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+2.2%/yr); 539 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); solid renter incomes; 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 $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $172k; list at $318k implies a 85% 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 $233,386 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $313,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1568 N Oakhaven Pl	0.03mi	3/2.0 (-1)	1,526 (-1%)	3mo	$339,000	$222	90
1850 N September Stroll Ln	0.24mi	3/2.0 (-1)	1,506 (-2%)	1mo	$385,000	$256	80
4456 W Chaparral Ln	0.35mi	3/2.0 (-1)	1,536 (-0%)	0mo	$263,600	$172	78
1621 N Corsica Dr	0.09mi	3/2.0 (-1)	1,655 (+8%)	3mo	$340,000	$205	75
4490 W Chaparral Ln	0.38mi	3/2.0 (-1)	1,496 (-3%)	0mo	$305,900	$204	73
4292 Patrick St	0.22mi	3/2.0 (-1)	1,440 (-6%)	3mo	$273,000	$190	72
4293 W Chaparral Ln	0.23mi	3/2.0 (-1)	1,440 (-6%)	3mo	$280,000	$194	71
4391 W Chaparral Ln	0.31mi	3/2.0 (-1)	1,649 (+7%)	3mo	$280,000	$170	66
1884 Albany St	0.51mi	3/2.0 (-1)	1,336 (-13%)	0mo	$264,500	$198	49
3374 Cornell Dr	0.57mi	3/2.0 (-1)	1,370 (-11%)	4mo	$288,000	$210	47
967 Meadowlands Dr	0.51mi	3/2.0 (-1)	1,761 (+15%)	2mo	$333,000	$189	45
3169 W Mica St	0.55mi	3/2.0 (-1)	1,315 (-14%)	1mo	$304,900	$232	45

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-59,374
• Equity at exit: $47,415

10-year hold

• IRR: -13.5%
• Equity multiple: 0.24×
• Total profit: $-67,465
• Equity at exit: $27,495

Cash invested: $89,040 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 539
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$1,668
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-91

Break-even live

Break-even rent $2,449

Max offer price $301,955

Occupancy floor 99%

Sensitivity live

Price	-10% $89	-5% $-1	+0% $-91	+5% $-181	+10% $-271
Rent	-10% $-275	-5% $-183	+0% $-91	+5% $1	+10% $94
Rate	-1.0pp $69	-0.5pp $-10	base $-91	+0.5pp $-173	+1.0pp $-257

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: $79,500
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1674 N Hazeltine Dr Fayetteville, AR	3.0	2.0	1530	$1,875	$1.23	24d	1	0.14mi
1299 N Sicily Ln Fayetteville, AR	3.0	3.5	2062	$2,500	$1.21	14d	1	0.21mi
4064 W Santa Maria Ln Fayetteville, AR	3.0	2.5	1703	$1,850	$1.09	44d	1	0.22mi
4076 W Santa Maria Ln Fayetteville, AR	3.0	3.5	1740	$2,000	$1.15	44d	1	0.22mi
1355 N Plum Tree Dr Fayetteville, AR	3.0	2.0	1255	$1,675	$1.33	44d	1	0.23mi
1256 N Sicily Ln Fayetteville, AR	3.0	2.5	1706	$2,100	$1.23	14d	1	0.23mi
4073 W Santa Maria Ln Fayetteville, AR	4.0	4.5	2004	$3,000	$1.50	44d	1	0.24mi
4071 W Santa Maria Ln Fayetteville, AR	4.0	4.5	2004	$3,000	$1.50	14d	1	0.24mi
4133 W Santa Maria Ln Fayetteville, AR	3.0	3.5	1842	$2,100	$1.14	14d	1	0.25mi
4338 W Chaparral Ln Fayetteville, AR	3.0	2.0	1524	$1,750	$1.15	24d	1	0.25mi
1225 N Sicily Ln Unit 1227 Fayetteville, AR	4.0	4.5	2000	$2,700	$1.35	14d	1	0.27mi
4110 W Sardinia Way Fayetteville, AR	3.0	2.5	1842	$2,250	$1.22	44d	1	0.27mi
4359 W New Bridge Rd Fayetteville, AR	3.0	2.0	2136	$2,300	$1.08	14d	1	0.43mi
3468 W Yale St Fayetteville, AR	3.0	2.0	1320	$1,795	$1.36	24d	1	0.49mi
952 N Queen Annes Lace Dr Fayetteville, AR	4.0	2.0	1905	$2,400	$1.26	44d	1	0.52mi
952 N Queen Annes Lace Dr Fayetteville, AR	4.0	2.0	1905	$2,250	$1.18	14d	1	0.52mi
767 N Rupple Rd Fayetteville, AR	3.0	2.5	1827	$1,950	$1.07	14d	1	0.56mi
4747 W Mayflower Ct Fayetteville, AR	3.0	2.0	2012	$1,950	$0.97	14d	1	0.60mi
691 N Meadowlands Dr Fayetteville, AR	4.0	2.0	1960	$2,250	$1.15	44d	1	0.64mi
691 N Meadowlands Dr Fayetteville, AR	4.0	2.0	1960	$2,250	$1.15	24d	1	0.64mi
3033 W Mica St Fayetteville, AR	3.0	2.0	1494	$1,600	$1.07	21d	1	0.68mi
3033 W Mica St Fayetteville, AR	3.0	2.0	1494	$1,550	$1.04	14d	1	0.68mi
4156 W Bradstreet Ln Fayetteville, AR	3.0	2.5	2116	$2,150	$1.02	24d	1	0.68mi
626 N Tennyson Ln Fayetteville, AR	4.0	3.5	1974	$2,600	$1.32	44d	1	0.71mi
740 N Malbec Rd Fayetteville, AR	4.0	2.5	1785	$2,895	$1.62	44d	1	0.75mi
587 N Tennyson Ln Fayetteville, AR	3.0	2.5	2063	$1,995	$0.97	14d	1	0.76mi
563 N Tennyson Ln Fayetteville, AR	3.0	2.5	1963	$2,875	$1.46	14d	1	0.79mi
571 N Keats Dr Unit 1221891P Fayetteville, AR	4.0	3.5	1969	$14,021	$7.12	21d	1	0.79mi
537 N Keats Dr Fayetteville, AR	4.0	3.5	1980	$2,700	$1.36	44d	1	0.83mi
667 N Salem Rd Fayetteville, AR	4.0	3.5	1763	$2,895	$1.64	44d	1	0.85mi
519 N Wordsworth Ln Fayetteville, AR	4.0	3.0	1974	$2,396	$1.21	14d	1	0.85mi
3001 W Wedington Dr Fayetteville, AR	1.0–4.0	1.0–2.5	1000	$1,595	$1.59	44d	3	0.90mi
4720 W Trail Dust St Fayetteville, AR	3.0	2.0	1966	$2,250	$1.14	14d	1	0.93mi
515 N Salem Rd Fayetteville, AR	4.0	3.5	2202	$2,895	$1.31	44d	1	0.95mi
3690 W Mountain View Dr Fayetteville, AR	3.0	2.0	1500	$2,100	$1.40	24d	1	0.95mi
534 N Salem Rd Fayetteville, AR	3.0	2.5	2090	$2,895	$1.39	44d	1	0.96mi
2967 W Glen Mdw Fayetteville, AR	3.0	2.0	1260	$1,495	$1.19	21d	1	1.00mi
3219 W Thornbrook St Fayetteville, AR	4.0	2.0	1846	$2,150	$1.16	24d	1	1.01mi
2492 N Surtees Pl Fayetteville, AR	3.0	2.0	1773	$2,000	$1.13	14d	1	1.02mi
3864 W Providence Dr Fayetteville, AR	3.0	2.5	1960	$2,250	$1.15	44d	1	1.03mi

Listing history 8 events

1. 2026-05-31
   statusdays on market $318,000 Pending 10 DOM
2. 2026-05-20
   listed $318,000 Active
3. 2017-08-03
   soldstatus $172,000
4. 2017-08-01
   soldstatus $172,000 90-char remark

   Show marketing remark (90 chars)

   Very nice 4 bedroom 2 bath home in West Fayetteville. Minutes from I-49 and U of A campus.

5. 2017-06-26
   listed $175,500 90-char remark

   Show marketing remark (90 chars)

   Very nice 4 bedroom 2 bath home in West Fayetteville. Minutes from I-49 and U of A campus.

6. 2014-07-31
   soldstatus $138,500 252-char remark

   Show marketing remark (252 chars)

   Great Home! Great Condition! This 4bd/2ba has an open living feeling. Lliving room has wood floors, beautiful gas log fireplace. Eat-in kitchen with deck out the patio door. Master has jetted tub for when you want to close the door and relax. Must see!

7. 2014-04-29
   listed $149,000 252-char remark

   Show marketing remark (252 chars)

   Great Home! Great Condition! This 4bd/2ba has an open living feeling. Lliving room has wood floors, beautiful gas log fireplace. Eat-in kitchen with deck out the patio door. Master has jetted tub for when you want to close the door and relax. Must see!

8. 2009-02-05
   soldstatus $90,000

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$422/yr (+$35/mo · 26.1%)

ⓘ 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,006
• − Mortgage interest: −$17,813
• − Property taxes: −$1,613
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$9,251
• Taxable loss: −$6,742
• Est. tax savings @ 24.0%: +$1,618
• After-tax cash flow: $528/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: 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): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• 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

+253.3% since first listed

7 events — show timeline

• 2026-05-20 Listed $318,000 NWARMLS
• 2017-08-03 Sold (Public Records) $172,000 Public Records
• 2017-08-01 Sold (MLS) $172,000 NWARMLS
• 2017-06-26 Listed $175,500 NWARMLS
• 2014-07-31 Sold (MLS) $138,500 NWARMLS
• 2014-04-29 Listed $149,000 NWARMLS
• 2009-02-05 Sold (Public Records) $90,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,613 · -0.2% YoY. Source: county tax records.