264 Troy St · Elkins, AR 72727

$268,300

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 11 Days on market

Built 2026 0.27 ac lot Est $273k · at est.

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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 +8.3/15.0
• Cash flow +7.7/30.0
• Appreciation +6.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

The stunning Carnegie II plan is rich with curb appeal with its cozy covered entryway and front yard landscaping. This home features 4 bedrooms, 2 bathrooms, a large living room, a kitchen fully equipped with energy-efficient appliances, abundant counterspace, and a pantry. The laundry room, conveniently located just off the garage, is perfect for any sized family. The master suite features a walk-in closet.

Key facts

• Walk-in closet
• 0.27 acre lot
• Garage

Tags

• COZY COVERED ENTRYWAY
• FRONT YARD LANDSCAPING
• ENERGY-EFFICIENT APPLIANCES
• ABUNDANT COUNTERSPACE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (27.2% below list).
• Recommended offer: $195k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#186 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Elkins School District (rural): math 43% / reading 40% proficiency, ranked #57 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.3% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $195,301 (27.2% 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 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. 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?
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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $273,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 Troy St	0.00mi	4/2.0	1,470 (0%)	1mo	$274,000	$186	99
264 Troy St	0.00mi	4/2.0	1,470 (0%)	1mo	$270,950	$184	99
341 Troy St	0.04mi	3/2.0 (-1)	1,480 (+1%)	1mo	$272,500	$184	92
277 Troy St	0.04mi	3/2.0 (-1)	1,480 (+1%)	1mo	$269,100	$182	92
296 Troy St	0.01mi	4/2.0	1,640 (+12%)	1mo	$287,000	$175	80
183 Justin St	0.16mi	3/2.0 (-1)	1,394 (-5%)	0mo	$259,000	$186	78
895 Hilda Ln	0.08mi	3/2.0 (-1)	1,355 (-8%)	1mo	$271,200	$200	78
942 Hilda Ln	0.06mi	4/2.0	1,640 (+12%)	1mo	$284,275	$173	77
328 Troy St	0.19mi	3/2.0 (-1)	1,355 (-8%)	1mo	$268,550	$198	72
969 Macy Lane, Elkins, AR Macy Ln	0.51mi	3/2.0 (-1)	1,438 (-2%)	1mo	$275,000	$191	67
1306 White River Rd	0.36mi	3/2.0 (-1)	1,304 (-11%)	1mo	$267,500	$205	58
1058 Macy Ln	0.56mi	4/2.0	1,680 (+14%)	1mo	$270,000	$161	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.22×
• Total profit: $16,212
• Equity at exit: $124,562

10-year hold

• IRR: 6.9%
• Equity multiple: 2.08×
• Total profit: $81,056
• Equity at exit: $195,072

Cash invested: $75,124 (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 72727

• Home prices YoY: 1.1%
• Active inventory: 131
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$1,407
• Tax est. 1.5%: −$335 /mo · $4,024/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-311

Break-even live

Break-even rent $2,347

Max offer price $223,257

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-219	+0% $-311	+5% $-404	+10% $-497
Rent	-10% $-466	-5% $-388	+0% $-311	+5% $-234	+10% $-157
Rate	-1.0pp $-176	-0.5pp $-243	base $-311	+0.5pp $-381	+1.0pp $-452

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: $67,075
• Closing costs: $8,049
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-01-16
   status Pending
2. 2026-01-05
   listed $268,300 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,436
• − Mortgage interest: −$15,029
• − Property taxes: −$4,024
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$7,805
• Taxable loss: −$8,514
• Est. tax savings @ 24.0%: +$2,043
• After-tax cash flow: $-1,692/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: Elkins School District
• NCES district ID: 0505760
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,357
• Composite: 35.69/100
• National rank: #4867
• State rank: #57 of 238 in AR

Livability — Elkins

• Score: 64/100
• State rank: #186
• US rank: #14848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkins, AR
• County: Washington County · 252,056 people
• City population: 6,703
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 6,703
• Household income: $75,402
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 5.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.26%
• Current HPI: 310.3549
• 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

2 events — show timeline

• 2026-01-16 Pending — NWARMLS
• 2026-01-05 Listed $268,300 NWARMLS