1204 Nedra Dr Unit A · Decatur, AR 72722

$189,900

3 bd · 2.5 ba · 1,216 sqft · Townhouse · 71 Days on market

Built 2023 2,178 sqft lot $156/sqft · 6% below area Est $202k · 6% 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 +10.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Located in the Sycamore Place subdivision of Decatur, this newly built (2023) two-story residence features approximately 1,216 square feet of living space with 3 bedrooms and 2.5 bathrooms, thoughtfully designed with an open-concept layout, durable luxury vinyl plank flooring, and stylish finishes. The home includes a 1-car attached garage making it ideal for both homeowners and investors. Positioned near local schools, parks, and just a short drive from major Northwest Arkansas employers, the property combines small-town charm with accessibility.

Key facts

• Near parks
• Near local schools
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• 1-CAR ATTACHED GARAGE
• NEAR LOCAL SCHOOLS
• NEAR PARKS
• SHORT DRIVE FROM EMPLOYERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (30.3% below list).
• Recommended offer: $132k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#379 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Decatur School District (rural): math 26% / reading 30% proficiency, ranked #163 of 238 in AR (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Decatur Northside Elementary (math 52% / reading 27%, grade F, #206 of 454 statewide, top 48%, 271 students, 100% FRL); Decatur Middle School (math 27% / reading 37%, grade F, #133 of 201 statewide, top 66%, 177 students, 100% FRL); Decatur High School (math 8% / reading 17%, grade F, #269 of 292 statewide, top 92%, 171 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 15791% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major 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 $132,296 (30.3% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $201,565
• List price: $189,900
• Delta: -5.79%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Nedra Dr Unit B	0.03mi	3/2.5	1,216 (0%)	8mo	$175,000	$144	92
1201 Nedra Dr Unit B	0.05mi	3/2.5	1,216 (0%)	10mo	$170,000	$140	89

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $86,425
• Equity at exit: $171,077

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $267,932
• Equity at exit: $368,934

Cash invested: $53,172 (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 72722

• Home prices YoY: 15.4%
• Active inventory: 40
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-267

Break-even live

Break-even rent $1,661

Max offer price $151,233

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-202	+0% $-267	+5% $-333	+10% $-398
Rent	-10% $-372	-5% $-319	+0% $-267	+5% $-215	+10% $-163
Rate	-1.0pp $-172	-0.5pp $-219	base $-267	+0.5pp $-316	+1.0pp $-366

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Nedra Dr Decatur, AR	3.0	2.5	1250	$1,300	$1.04	15d	1	0.02mi
1204 Nedra Dr #1 Decatur, AR	3.0	2.5	1216	$1,195	$0.98	15d	1	0.02mi
1202 Nedra Dr Unit A Decatur, AR	3.0	2.5	1216	$1,250	$1.03	15d	1	0.03mi
1214 Nedra Dr Unit A Decatur, AR	3.0	2.5	1250	$1,300	$1.04	15d	1	0.06mi
401 Honeybee Ave Decatur, AR	3.0	2.0	1200	$1,600	$1.33	23d	1	0.63mi
401 Foliage St Decatur, AR	3.0	2.0	1166	$1,600	$1.37	45d	1	0.64mi
308 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	15d	1	0.66mi
301 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	15d	1	0.68mi
300 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	15d	1	0.68mi
221 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	15d	1	0.68mi
220 Golden Field Rd Decatur, AR	3.0	2.0	1168	$1,600	$1.37	15d	1	0.69mi
426 Blue Springs St Decatur, AR	3.0	2.5	1250	$1,250	$1.00	45d	1	1.12mi
248 E Jo Ave Decatur, AR	2.0	1.0	953	$1,150	$1.21	25d	1	1.14mi
527 Pool St Apt C Decatur, AR	3.0	2.0	1000	$1,050	$1.05	45d	1	1.28mi

Listing history 27 events

1. 2026-06-21
   days on market $189,900 Active 71 DOM
2. 2026-06-18
   days on market $189,900 Active 68 DOM
3. 2026-06-17
   days on market $189,900 Active 67 DOM
4. 2026-06-16
   days on market $189,900 Active 66 DOM
5. 2026-06-15
   days on market $189,900 Active 65 DOM
6. 2026-06-14
   days on market $189,900 Active 63 DOM
7. 2026-06-13
   days on market $189,900 Active 62 DOM
8. 2026-06-10
   days on market $189,900 Active 60 DOM
9. 2026-06-09
   days on market $189,900 Active 59 DOM
10. 2026-06-08
    days on market $189,900 Active 58 DOM
11. 2026-06-07
    days on market $189,900 Active 57 DOM
12. 2026-06-05
    days on market $189,900 Active 54 DOM
13. 2026-06-03
    days on market $189,900 Active 53 DOM
14. 2026-06-02
    days on market $189,900 Active 52 DOM
15. 2026-06-01
    days on market $189,900 Active 51 DOM
16. 2026-05-31
    days on market $189,900 Active 50 DOM
17. 2026-05-31
    days on market $189,900 Active 49 DOM
18. 2026-05-19
    historical $1,195
19. 2026-05-19
    listed $1,195
20. 2026-05-04
    historical $1,250
21. 2026-05-03
    listed $1,250
22. 2026-04-09
    historical $1,275

    Show marketing remark (553 chars)

    Located in the Sycamore Place subdivision of Decatur, this newly built (2023) two-story residence features approximately 1,216 square feet of living space with 3 bedrooms and 2.5 bathrooms, thoughtfully designed with an open-concept layout, durable luxury vinyl plank flooring, and stylish finishes. The home includes a 1-car attached garage making it ideal for both homeowners and investors. Positioned near local schools, parks, and just a short drive from major Northwest Arkansas employers, the property combines small-town charm with accessibility.

23. 2026-04-09
    listed $189,900 Active 553-char remark

    Show marketing remark (553 chars)

    Located in the Sycamore Place subdivision of Decatur, this newly built (2023) two-story residence features approximately 1,216 square feet of living space with 3 bedrooms and 2.5 bathrooms, thoughtfully designed with an open-concept layout, durable luxury vinyl plank flooring, and stylish finishes. The home includes a 1-car attached garage making it ideal for both homeowners and investors. Positioned near local schools, parks, and just a short drive from major Northwest Arkansas employers, the property combines small-town charm with accessibility.

24. 2026-04-09
    listed $1,275

    Show marketing remark (553 chars)

    Located in the Sycamore Place subdivision of Decatur, this newly built (2023) two-story residence features approximately 1,216 square feet of living space with 3 bedrooms and 2.5 bathrooms, thoughtfully designed with an open-concept layout, durable luxury vinyl plank flooring, and stylish finishes. The home includes a 1-car attached garage making it ideal for both homeowners and investors. Positioned near local schools, parks, and just a short drive from major Northwest Arkansas employers, the property combines small-town charm with accessibility.

25. 2024-02-19
    soldstatus $190,000 Closed 490-char remark

    Show marketing remark (490 chars)

    5% interest rate (Seller paid 2/1 rate buy down) $5000 closing cost and choice of an appliance package or fence . Brand new 3BR, 2.5 bath townhome in the growing city of Decatur! Features include granite countertops, luxury vinyl plank flooring, LED lighting, ceiling fans in every bedroom, a walk-in closet in the master bedroom and stainless steel appliances. Only 30 minutes from Walmart Corporate Office and XNA. This is also a great investment opportunity for small or large investors!

26. 2024-01-03
    status Pending 490-char remark

    Show marketing remark (490 chars)

    5% interest rate (Seller paid 2/1 rate buy down) $5000 closing cost and choice of an appliance package or fence . Brand new 3BR, 2.5 bath townhome in the growing city of Decatur! Features include granite countertops, luxury vinyl plank flooring, LED lighting, ceiling fans in every bedroom, a walk-in closet in the master bedroom and stainless steel appliances. Only 30 minutes from Walmart Corporate Office and XNA. This is also a great investment opportunity for small or large investors!

27. 2023-05-04
    listed $190,000 Active 490-char remark

    Show marketing remark (490 chars)

    5% interest rate (Seller paid 2/1 rate buy down) $5000 closing cost and choice of an appliance package or fence . Brand new 3BR, 2.5 bath townhome in the growing city of Decatur! Features include granite countertops, luxury vinyl plank flooring, LED lighting, ceiling fans in every bedroom, a walk-in closet in the master bedroom and stainless steel appliances. Only 30 minutes from Walmart Corporate Office and XNA. This is also a great investment opportunity for small or large investors!

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,876
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$5,524
• Taxable loss: −$6,624
• Est. tax savings @ 24.0%: +$1,590
• After-tax cash flow: $-1,617/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: Decatur School District
• NCES district ID: 0504980
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $41,201
• Composite: 23.69/100
• National rank: #7833
• State rank: #163 of 238 in AR

Livability — Decatur

• Score: 56/100
• State rank: #379
• US rank: #22548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, AR
• City population: 2,920
• Population (ZIP): 2,920

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 0.66)
• Race & ethnicity: White 56% Two or more races 29% Hispanic / Latino 14% Asian 5% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 3% French/Haitian/Cajun 2%

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: ▲ 57.29%
• Current HPI: 428.7914
• 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

-99.4% since first listed

10 events — show timeline

• 2026-05-19 Rental Removed $1,195 NWARMLS
• 2026-05-19 Listed for Rent $1,195 NWARMLS
• 2026-05-04 Rental Removed $1,250 NWARMLS
• 2026-05-03 Listed for Rent $1,250 NWARMLS
• 2026-04-09 Rental Removed $1,275 NWARMLS
• 2026-04-09 Listed $189,900 NWARMLS
• 2026-04-09 Listed for Rent $1,275 NWARMLS
• 2024-02-19 Sold (MLS) $190,000 NWARMLS
• 2024-01-03 Pending — NWARMLS
• 2023-05-04 Listed $190,000 NWARMLS