11 Northwood St · West Fork, AR 72774

$235,000

3 bd · 1.5 ba · 1,110 sqft · SingleFamily public records · 4 Days on market

Built 1973 0.32 ac lot Est $206k · 14% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY CUTE WELL KEPT HOME IN THE HEART OF WEST FORK. AMENITIES INCLUDE: SELLER WARRANTY, STEEL ROOF, GAS STOVE, LAMINATED FLOORS IN LIVING AREA AND HALLWAY, CERAMIC TILE IN KITCHEN AND DINING

Key facts

• New siding
• Lennox hvac
• Pella windows

Tags

• PELLA WINDOWS
• ATTIC INSULATION
• LENNOX HVAC
• UPDATED EXTERIOR DOORS
• NEW SIDING

Property features AI

Finance

• HOA & community: Monthly association fee; Community park

Exterior

• Parking: Attached carport (1 covered space); Has carport
• Security: Smoke detector(s)
• Utilities: Cable available; Natural gas available; Public sewer; Public water
• Home design: Single-story; 25+ years old
• Construction: Brick and vinyl siding exterior; Metal roof; Slab foundation
• Exterior features: Concrete driveway; Patio (stone); Corner lot; Landscaped yard; Level lot; Near park; Open lot; Subdivision; Public road frontage; Back yard fencing (chain link, partial)

Interior

• Kitchen: Gas cooktop; Range hood; Microwave; Disposal; Counter top
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Double pane windows; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 10.3% vs local median 5.2% 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: amenities F, commute F, health & safety 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.
• Zoned schools: West Fork Elementary School (math 37% / reading 22%, grade F, #305 of 454 statewide, top 71%, 340 students, 54% FRL); West Fork Middle School (math 24% / reading 24%, grade F, #170 of 201 statewide, top 86%, 241 students, 47% FRL); West Fork High School (math 12% / reading 32%, grade F, #213 of 292 statewide, top 77%, 291 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 75 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 $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $91k; list at $235k implies a 158% 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 $235,000

Questions for the listing agent

1. Built in 1973 — 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $206,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Northwood St	0.03mi	3/1.5	1,040 (-6%)	6mo	$205,000	$197	83
37 Centerwood St	0.08mi	3/1.5	1,134 (+2%)	12mo	$199,900	$176	82
279 N Centennial Ave	0.05mi	3/1.0	1,052 (-5%)	11mo	$212,500	$202	78
63 Dogwood St	0.30mi	3/2.0	1,216 (+10%)	1mo	$255,000	$210	67
212 Redbud Trl	0.52mi	3/1.5	1,056 (-5%)	7mo	$160,000	$152	62
105 Elmwood St	0.26mi	3/1.5	1,013 (-9%)	16mo	$195,000	$192	60
148 Riverwood Ave	0.27mi	3/2.0	1,223 (+10%)	13mo	$223,000	$182	58
149 Riverwood Ave	0.30mi	3/2.0	1,185 (+7%)	20mo	$250,000	$211	56
193 Westwood Ave	0.21mi	3/2.0	1,263 (+14%)	12mo	$235,000	$186	55
74 Pleasant St	0.41mi	3/1.0	1,188 (+7%)	15mo	$220,000	$185	54
126 Pleasant St	0.43mi	3/2.0	1,272 (+15%)	2mo	$229,000	$180	52
82 Main St	0.58mi	3/2.0	1,072 (-3%)	20mo	$198,600	$185	49

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $11,990
• Equity at exit: $35,039

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $75,042
• Equity at exit: $20,319

Cash invested: $65,800 (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: 75
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,050 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $785

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 69%

Sensitivity live

Price	-10% $948	-5% $867	+0% $785	+5% $704	+10% $623
Rent	-10% $544	-5% $665	+0% $785	+5% $906	+10% $1,026
Rate	-1.0pp $904	-0.5pp $845	base $785	+0.5pp $725	+1.0pp $663

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $235,000 Active 4 DOM
2. 2026-06-17
   remarks 434-char remark
3. 2026-06-17
   listed $235,000 Active 1 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 ≥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: $36,599
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − Depreciation: −$6,836
• Taxable income: $6,043
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $7,975/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

+552.8% since first listed

7 events — show timeline

• 2026-06-17 Listed $235,000 NWARMLS
• 2015-06-16 Sold (Public Records) $91,000 Public Records
• 2015-06-09 Sold (MLS) $91,000 NWARMLS
• 2015-01-21 Listed $92,500 NWARMLS
• 2008-12-01 Sold (Public Records) $84,000 Public Records
• 1995-10-26 Sold (Public Records) $45,000 Public Records
• 1988-01-08 Sold (Public Records) $36,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $368 · -13.6% YoY. Source: county tax records.