19995 Star Rd · Siloam Springs, AR 72761

$148,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 4 Days on market

Built 1989 1.65 ac lot

---

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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable full-time residence or a comfortable place to live while you build your dream home on the same land? This property checks all the boxes. Nestled on 1.65 beautiful acres, this move-in-ready 2-bed 2-bath home offers the perfect blend of comfort, space, and opportunity. 20x10 storage shed and fenced back yard. With mostly flat terrain and a wonderful mix of mature trees and open land, the property feels like a private retreat while staying just 10 mins from downtown Siloam Springs.

Key facts

• Open land
• 20x10 storage shed
• Fenced back yard

Tags

• 1.65 ACRES
• 20X10 STORAGE SHED
• FENCED BACK YARD
• MOSTLY FLAT TERRAIN
• MATURE TREES
• OPEN LAND

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s)
• Utilities: Propane; Well water; Septic (septic tank); Water available; Septic available
• Home design: Single-story; Aluminum siding
• Construction: Metal roof; Aluminum siding; Crawlspace/skim foundation; Built 25+ years ago
• Exterior features: Covered patio; Patio; Gravel driveway; Storage structure; Wire fencing; Cleared lot; Private road access; Residential zoning

Interior

• Kitchen: Gas range; Propane oven; Refrigerator
• Flooring: Carpet; Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Electric cooling
• Interior features: Ceiling fan(s); Pantry; Walk-in closet(s); Window treatments; Blinds; Single-pane windows
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $44 ($531/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 $120k (19.0% below list).
• Recommended offer: $120k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% 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: crime D, amenities F, commute 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.
• Zoned schools: Delbert Pete & Pat Allen Ele (667 students, 62% FRL); Siloam Springs Intermediate School (math 44% / reading 42%, grade D-, #70 of 201 statewide, top 38%, 700 students, 59% FRL); Siloam Springs High School Conversion Charter (math 33% / reading 37%, grade F, #90 of 292 statewide, top 31%, 1,402 students, 49% FRL, charter).
• Market conditions: 371 active listings in the ZIP; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• Current owner paid $28k; list at $148k implies a 429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,868 (19.0% 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. 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: 0.81% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-21,220
• Equity at exit: $22,067

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-15,076
• Equity at exit: $12,796

Cash invested: $41,440 (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: 371
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $44

Break-even live

Break-even rent $1,143

Max offer price $148,000

Occupancy floor 91%

Sensitivity live

Price	-10% $128	-5% $86	+0% $44	+5% $2	+10% $-40
Rent	-10% $-50	-5% $-3	+0% $44	+5% $92	+10% $139
Rate	-1.0pp $119	-0.5pp $82	base $44	+0.5pp $6	+1.0pp $-33

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $148,000 Active
3. 1989-05-26
   soldstatus $28,000

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$168/yr (+$14/mo · 21.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $14,384
• − Mortgage interest: −$8,290
• − Property taxes: −$779
• − Insurance: −$740
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,305
• Taxable loss: −$2,032
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,019/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

• 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

+428.6% since first listed

3 events — show timeline

• 2026-05-15 Pending — NWARMLS
• 2026-05-11 Listed $148,000 NWARMLS
• 1989-05-26 Sold (Public Records) $28,000 Public Records

Property tax history

+5.0%/yr

Latest (2018): $779 · +0.7% YoY. Source: county tax records.