3345 W Cornell St · Fayetteville, AR 72704

$255,000

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 24 Days on market

Built 1993 9,583 sqft lot $188/sqft · 10% below area Est $284k · 10% under

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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).

• ARV discount +12.1/15.0
• Cash flow +11.0/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute 3 bedroom, 2 bathroom home in popular neighborhood. This home sits on a great corner lot and has great location to I49, UofA and near the Wedington business district. New LVP flooring installed in Living Room, Hallway and Bedrooms. There is a great sunroom off of the backdoor and fully fenced back yard. Wood burning fireplace in vaulted living room. Home needs some cosmetic finishes. Great rental investment, student home or single family home.

Key facts

• Sunroom
• New lvp flooring
• Corner lot

Tags

• CORNER LOT
• NEW LVP FLOORING
• SUNROOM
• FULLY FENCED BACK YARD
• WOOD BURNING FIREPLACE

Property features AI

Finance

• HOA & community: HOA fees billed monthly; Near fire station; Near schools

Exterior

• Parking: Attached garage; 2 covered spaces
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Brick and frame construction; Slab foundation; Asphalt shingle roof
• Construction: Built with brick and frame; Slab foundation; Asphalt shingle roof
• Exterior features: Concrete driveway; Enclosed patio/porch; Back yard fencing; Cleared lot; Public road frontage

Interior

• Kitchen: Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Storage
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (28.7% below list).
• Recommended offer: $182k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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 (+2.2%/yr); 550 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 24 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $138k; list at $255k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,884 (28.7% 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: 0.71% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

• ARV (median comp): $284,206
• List price: $255,000
• Delta: -10.28%
• 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
3374 Cornell Dr	0.04mi	3/2.0	1,370 (+1%)	4mo	$288,000	$210	93
3169 W Mica St	0.20mi	3/2.0	1,315 (-3%)	1mo	$304,900	$232	86
3439 W Yale St	0.14mi	3/2.0	1,289 (-5%)	4mo	$290,950	$226	82
3497 Essex Dr	0.29mi	3/2.0	1,346 (-1%)	4mo	$286,450	$213	82
1884 Albany St	0.38mi	3/2.0	1,336 (-1%)	1mo	$264,500	$198	80
3015 Wildflower St	0.35mi	3/2.0	1,296 (-4%)	1mo	$263,000	$203	76
3181 W Anne St	0.15mi	3/2.0	1,206 (-11%)	5mo	$282,000	$234	70
3977 W Starry Night Vw	0.66mi	3/2.0	1,422 (+5%)	9mo	$345,000	$243	53
1594 Oakhaven Pl	0.60mi	3/2.0	1,464 (+8%)	10mo	$317,000	$217	50
1568 N Oakhaven Pl	0.59mi	3/2.0	1,526 (+13%)	3mo	$339,000	$222	49
1850 N September Stroll Ln	0.75mi	3/2.0	1,506 (+11%)	1mo	$385,000	$256	46
2454 Megan	0.74mi	3/2.0	1,485 (+10%)	9mo	$295,000	$199	42

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-49,742
• Equity at exit: $38,021

10-year hold

• IRR: -14.9%
• Equity multiple: 0.18×
• Total profit: $-58,594
• Equity at exit: $22,048

Cash invested: $71,400 (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: 550
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-107

Break-even live

Break-even rent $1,954

Max offer price $236,118

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-35	+0% $-107	+5% $-179	+10% $-251
Rent	-10% $-251	-5% $-179	+0% $-107	+5% $-35	+10% $37
Rate	-1.0pp $22	-0.5pp $-42	base $-107	+0.5pp $-173	+1.0pp $-240

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3468 W Yale St Fayetteville, AR	3.0	2.0	1320	$1,795	$1.36	25d	1	0.18mi
3033 W Mica St Fayetteville, AR	3.0	2.0	1494	$1,600	$1.07	23d	1	0.18mi
3033 W Mica St Fayetteville, AR	3.0	2.0	1494	$1,550	$1.04	15d	1	0.18mi
3493 W Chevaux Dr Fayetteville, AR	2.0	2.5	1299	$1,500	$1.15	45d	1	0.27mi
1035 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1000	$1,062	$1.06	23d	13	0.35mi
3001 W Wedington Dr Fayetteville, AR	1.0–4.0	1.0–2.5	1000	$1,380	$1.38	45d	3	0.43mi
2845 Riverridge Dr Fayetteville, AR	3.0	2.0	1248	$1,395	$1.12	23d	1	0.49mi
2967 W Glen Mdw Fayetteville, AR	3.0	2.0	1260	$1,495	$1.19	23d	1	0.50mi
1751 N Shiloh Dr Fayetteville, AR	3.0	1.0–2.0	959	$1,950	$2.03	46d	4	0.51mi
1751 N Shiloh Dr Fayetteville, AR	3.0	2.0	1291	$1,950	$1.51	45d	1	0.51mi
1144 N Futrall Dr Fayetteville, AR	1.0–2.0	1.0–2.0	767	$975	$1.27	45d	1	0.55mi
740 N Malbec Rd Fayetteville, AR	4.0	2.5	1785	$2,895	$1.62	45d	1	0.56mi
687 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1015	$1,095	$1.08	16d	1	0.58mi
3600 W Player Ln Fayetteville, AR	1.0–2.0	1.0–2.0	818	$1,125	$1.37	45d	1	0.59mi
668 N Littleleaf Ter Unit 14 Fayetteville, AR	2.0	2.5	1146	$1,595	$1.39	25d	1	0.59mi
711 N Honey Locust Bnd Unit 61 Fayetteville, AR	2.0	2.5	1146	$1,625	$1.42	45d	1	0.62mi
667 N Salem Rd Fayetteville, AR	4.0	3.5	1763	$2,895	$1.64	45d	1	0.63mi
4064 W Santa Maria Ln Fayetteville, AR	3.0	2.5	1703	$1,850	$1.09	45d	1	0.64mi
2748 Wildwood Dr Fayetteville, AR	3.0	2.5	1550	$1,895	$1.22	45d	1	0.65mi
4076 W Santa Maria Ln Fayetteville, AR	3.0	3.5	1740	$2,000	$1.15	45d	1	0.65mi
642 N Littleleaf Ter Unit 33 Fayetteville, AR	2.0	2.5	1146	$1,595	$1.39	45d	1	0.66mi
2538 W Houston St Fayetteville, AR	3.0	2.0	1500	$1,495	$1.00	25d	1	0.66mi
2536 W Houston St Unit Houston 2538 Fayetteville, AR	3.0	2.0	1500	$1,495	$1.00	23d	1	0.66mi
642 N Littleleaf Ter Unit 31 Fayetteville, AR	2.0	2.5	1146	$1,625	$1.42	45d	1	0.67mi
605 N Betty Jo Dr Unit 6052 Betty Jo Fayetteville, AR	2.0	1.0	1056	$895	$0.85	45d	1	0.69mi
4110 W Sardinia Way Fayetteville, AR	3.0	2.5	1842	$2,250	$1.22	45d	1	0.69mi
4133 W Santa Maria Ln Fayetteville, AR	3.0	3.5	1842	$2,100	$1.14	16d	1	0.70mi
1674 N Hazeltine Dr Fayetteville, AR	3.0	2.0	1530	$1,875	$1.23	25d	1	0.73mi
1256 N Sicily Ln Fayetteville, AR	3.0	2.5	1706	$2,100	$1.23	16d	1	0.73mi
539 N Betty Jo Dr Unit 1 Fayetteville, AR	2.0	1.5	1000	$1,000	$1.00	25d	1	0.76mi
3219 W Thornbrook St Fayetteville, AR	4.0	2.0	1846	$2,150	$1.16	25d	1	0.77mi
767 N Rupple Rd Fayetteville, AR	3.0	2.5	1827	$1,950	$1.07	16d	1	0.78mi
1355 N Plum Tree Dr Fayetteville, AR	3.0	2.0	1255	$1,675	$1.33	45d	1	0.79mi
502 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1024	$1,195	$1.17	45d	1	0.81mi
1370 N Porter Rd Unit 2 Fayetteville, AR	2.0	2.5	990	$1,545	$1.56	45d	1	0.83mi
2689 W Mount Comfort Rd Fayetteville, AR	3.0	1.0	1219	$1,745	$1.43	15d	1	0.86mi
960 N Lancelot Ave Fayetteville, AR	2.0	2.0	1140	$1,295	$1.14	45d	1	0.86mi
4338 W Chaparral Ln Fayetteville, AR	3.0	2.0	1524	$1,750	$1.15	25d	1	0.87mi
3690 W Mountain View Dr Fayetteville, AR	3.0	2.0	1500	$2,100	$1.40	25d	1	0.91mi
1582 N Willowbrook Dr Fayetteville, AR	3.0	2.0	1262	$1,645	$1.30	25d	1	0.94mi

Listing history 9 events

1. 2026-06-01
   statusdays on market $255,000 Pending 24 DOM
2. 2026-05-31
   days on market $255,000 Active 23 DOM
3. 2026-05-31
   days on market $255,000 Active 22 DOM
4. 2026-05-08
   listed $255,000 Active 452-char remark
5. 2006-03-13
   soldstatus $138,000
6. 2001-08-10
   soldstatus $88,000
7. 1998-05-26
   soldstatus $77,000
8. 1993-04-02
   soldstatus $65,000
9. 1992-09-01
   soldstatus $11,000

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$429/yr (+$36/mo · 35.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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: $21,826
• − Mortgage interest: −$14,284
• − Property taxes: −$1,203
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$7,418
• Taxable loss: −$5,847
• Est. tax savings @ 24.0%: +$1,403
• After-tax cash flow: $121/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

+2218.2% since first listed

7 events — show timeline

• 2026-06-01 Pending — NWARMLS
• 2026-05-08 Listed $255,000 NWARMLS
• 2006-03-13 Sold (Public Records) $138,000 Public Records
• 2001-08-10 Sold (Public Records) $88,000 Public Records
• 1998-05-26 Sold (Public Records) $77,000 Public Records
• 1993-04-02 Sold (Public Records) $65,000 Public Records
• 1992-09-01 Sold (Public Records) $11,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,203 · -1.8% YoY. Source: county tax records.