823 W Granite · Siloam Springs, AR 72761

$199,900

4 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 4 Days on market

9,583 sqft lot Est $225k · 11% 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 +23.9/30.0
• ARV discount +12.5/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

Key facts

• Flowerbeds in bloom
• Front porch
• Living room

Tags

• FRONT PORCH
• LIVING ROOM
• SPLIT FLOOR PLAN
• REAL WOOD FLOORS
• FENCED IN BACKYARD
• FLOWERBEDS IN BLOOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/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 $200k (0.2% below list).
• Recommended offer: $200k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 3.9% in Siloam Springs — 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 74/100 on livability (#17 in AR, #4,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Siloam Springs School District (town): math 44% / reading 40% proficiency, ranked #53 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 362 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/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.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $199,574 (0.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.00% ✗
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $224,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 W Granite St	0.10mi	3/1.5 (-1)	1,380 (+1%)	2mo	$172,000	$125	85
825 W Granite St	0.02mi	3/1.5 (-1)	1,224 (-10%)	4mo	$197,000	$161	72
801 S Oak Hill St	0.26mi	3/2.0 (-1)	1,418 (+4%)	2mo	$215,000	$152	70
312 S Garrett St	0.21mi	3/1.0 (-1)	1,492 (+10%)	1mo	$200,000	$134	69
430 S Washington St	0.67mi	3/2.0 (-1)	1,360 (-0%)	6mo	$224,000	$165	55
111 W Tahlequah St	0.71mi	3/2.0 (-1)	1,349 (-1%)	9mo	$255,000	$189	49
113 W Tahlequah St	0.70mi	3/2.5 (-1)	1,368 (+0%)	9mo	$246,000	$180	48
517 N Wright St	0.72mi	3/2.0 (-1)	1,386 (+2%)	8mo	$225,000	$162	48
130 Dogwood Pl	0.48mi	3/3.0 (-1)	1,521 (+12%)	5mo	$290,000	$191	40
607 E Delaware St	0.70mi	3/2.0 (-1)	1,462 (+7%)	7mo	$266,000	$182	40
414 N Maxwell St	0.73mi	4/2.0	1,560 (+14%)	7mo	$278,000	$178	32
419 W Hannibal St	0.74mi	3/2.0 (-1)	1,560 (+14%)	2mo	$248,000	$159	30

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-7,887
• Equity at exit: $29,806

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $24,445
• Equity at exit: $17,284

Cash invested: $55,972 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 362
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $386

Break-even live

Break-even rent $1,507

Max offer price $199,900

Occupancy floor 76%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	0.60mi
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	0.65mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	14d	1	0.69mi
2010 S Elm St Siloam Springs, AR	3.0	2.0	1566	$1,750	$1.12	14d	1	0.83mi
851 S Jersey Siloam Springs, AR	3.0	2.0	1460	$1,400	$0.96	23d	1	1.14mi
1806 Azlin Pl Unit C Siloam Springs, AR	4.0	2.5	1781	$1,425	$0.80	14d	1	1.16mi
1903 Azlin Pl Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	14d	1	1.21mi
1903 Azlin Pl Unit B Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	21d	1	1.21mi
1908 Azlin Pl Siloam Springs, AR	3.0	1.5	1200	$1,350	$1.12	14d	1	1.21mi
731 Cypress Ct Unit 1520954P Siloam Springs, AR	4.0	2.0	1560	$3,790	$2.43	14d	1	1.34mi
1707 Montclair Ave Siloam Springs, AR	3.0	2.0	1101	$1,399	$1.27	14d	2	1.46mi

Listing history 18 events

1. 2026-04-24
   status Pending 516-char remark

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

2. 2026-04-24
   status Pending 516-char remark

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

3. 2026-04-24
   status Under Contract

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

4. 2026-04-21
   status Active 516-char remark

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

5. 2026-04-21
   status Back on Market

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

6. 2026-04-21
   status Active 516-char remark

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

7. 2026-04-01
   status Pending 516-char remark

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

8. 2026-04-01
   status Pending 516-char remark

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

9. 2026-04-01
   status Under Contract

   Show marketing remark (516 chars)

   In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

10. 2026-03-31
    listed $199,900 Active 516-char remark

    Show marketing remark (516 chars)

    In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

11. 2026-03-31
    listed $199,900 Active 516-char remark

    Show marketing remark (516 chars)

    In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

12. 2026-03-31
    listed $199,900 New Listing

    Show marketing remark (516 chars)

    In the heart of Siloam Springs, you will make this home the core of your beautiful family's existence. With the welcoming front porch, it will lead you into the inviting living room that continues to the split floor plan that make the ideas endless. The real wood floors throughout the house are very flattering with the freshly painted walls. You have plenty of room for entertaining and for your furry critters in a huge fenced in backyard. With the flowerbeds in bloom, make this your canvas before it's too late!

13. 2026-02-11
    soldstatus $125,000
14. 2015-02-19
    soldstatus $100,000
15. 2015-02-18
    soldstatus $100,000
16. 2014-12-11
    listed $105,000
17. 2007-02-22
    soldstatus $83,000
18. 2005-04-13
    soldstatus $75,000

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$572/yr (+$48/mo · 81.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,949
• − Mortgage interest: −$11,198
• − Property taxes: −$707
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$5,815
• Taxable income: $1,398
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $4,298/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: Siloam Springs School District
• NCES district ID: 0512450
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $46,222
• Composite: 35.81/100
• National rank: #4828
• State rank: #53 of 238 in AR

Livability — Siloam Springs

• Score: 74/100
• State rank: #17
• US rank: #4621

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siloam Springs, AR
• County: Benton County · 259,241 people
• City population: 24,745
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 24,745
• Household income: $76,122
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 176.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 58% Two or more races 24% Hispanic / Latino 19% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 291.1062
• 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

+166.5% since first listed

18 events — show timeline

• 2026-04-24 Pending — WRVBOR
• 2026-04-24 Pending — NWARMLS
• 2026-04-24 Pending — CARMLS
• 2026-04-21 Relisted — WRVBOR
• 2026-04-21 Relisted — CARMLS
• 2026-04-21 Relisted — NWARMLS
• 2026-04-01 Pending — WRVBOR
• 2026-04-01 Pending — NWARMLS
• 2026-04-01 Pending — CARMLS
• 2026-03-31 Listed $199,900 CARMLS
• 2026-03-31 Listed $199,900 NWARMLS
• 2026-03-31 Listed $199,900 WRVBOR
• 2026-02-11 Sold (Public Records) $125,000 Public Records
• 2015-02-19 Sold (Public Records) $100,000 Public Records
• 2015-02-18 Sold (MLS) $100,000 NWARMLS
• 2014-12-11 Listed $105,000 NWARMLS
• 2007-02-22 Sold (Public Records) $83,000 Public Records
• 2005-04-13 Sold (Public Records) $75,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $707 · -3.8% YoY. Source: county tax records.