255 Wheeler St · West Fork, AR 72774

$269,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 36 Days on market

Built 1885 4,791 sqft lot $218/sqft · 26% above area Est $214k · 26% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this beautifully preserved property that blends historic charm with thoughtful, tasteful updates inside and out. The interior features carefully updated finishes that complement the home’s original style, creating a warm and inviting atmosphere throughout. Outside, the improvements enhance both curb appeal and functionality while maintaining the property’s timeless appeal. Fully fenced yard and covered porch allow for maximal outside time. Ideally located with convenient access to I-49, this home offers an easy commute while still providing a peaceful setting. Just a short drive to the University of Arkansas, it’s perfectly situated for those seeking proximity to campus, dining, and entertainment while enjoying the charm of a more relaxed, scenic environment. This is a rare opportunity to own a home where history, style, and location come together seamlessly. Near to Creekside Park, schools, hiking, entertainment, and more. Please do not let the cat out!

Key facts

• Covered porch
• Thoughtful updates
• Convenient access

Tags

• HISTORIC CHARM
• THOUGHTFUL UPDATES
• FULLY FENCED YARD
• COVERED PORCH
• CONVENIENT ACCESS
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $200k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $213,968
• List price: $269,000
• Delta: 25.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Wheeler St	0.00mi	3/2.0	1,232 (0%)	0mo	$267,000	$217	100
163 Wheeler St	0.18mi	3/1.0	1,176 (-4%)	2mo	$51,000	$43	78
185 Wheeler St	0.13mi	3/1.0	1,148 (-7%)	2mo	$235,000	$205	76
192 White St	0.23mi	3/2.0	1,232 (0%)	18mo	$219,000	$178	75
126 Pleasant St	0.63mi	3/2.0	1,272 (+3%)	2mo	$229,000	$180	64
402 Phillips St	0.31mi	3/1.0	1,332 (+8%)	9mo	$180,000	$135	61
497 Clark Ave	0.42mi	3/2.0	1,358 (+10%)	5mo	$287,845	$212	59
449 Hall St	0.41mi	3/2.0	1,358 (+10%)	10mo	$275,900	$203	56
260 Culp Trl	0.62mi	3/3.0	1,326 (+8%)	2mo	$232,500	$175	53
70 Cemetery Ave	0.49mi	3/2.0	1,164 (-6%)	19mo	$220,500	$189	52
74 Pleasant St	0.66mi	3/1.0	1,188 (-4%)	15mo	$220,000	$185	46
125 Pleasant St	0.61mi	4/2.0 (+1)	1,387 (+13%)	10mo	$229,000	$165	37

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $9,755
• Equity at exit: $40,109

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $76,931
• Equity at exit: $23,258

Cash invested: $75,320 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,130 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $839

Break-even live

Break-even rent $2,068

Max offer price $269,000

Occupancy floor 68%

Sensitivity live

Price	-10% $991	-5% $915	+0% $839	+5% $763	+10% $687
Rent	-10% $592	-5% $715	+0% $839	+5% $963	+10% $1,086
Rate	-1.0pp $974	-0.5pp $907	base $839	+0.5pp $769	+1.0pp $698

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-12
   status Pending 1003-char remark

   Show marketing remark (1003 chars)

   Don’t miss this beautifully preserved property that blends historic charm with thoughtful, tasteful updates inside and out. The interior features carefully updated finishes that complement the home’s original style, creating a warm and inviting atmosphere throughout. Outside, the improvements enhance both curb appeal and functionality while maintaining the property’s timeless appeal. Fully fenced yard and covered porch allow for maximal outside time. Ideally located with convenient access to I-49, this home offers an easy commute while still providing a peaceful setting. Just a short drive to the University of Arkansas, it’s perfectly situated for those seeking proximity to campus, dining, and entertainment while enjoying the charm of a more relaxed, scenic environment. This is a rare opportunity to own a home where history, style, and location come together seamlessly. Near to Creekside Park, schools, hiking, entertainment, and more. Please do not let the cat out!

2. 2026-04-06
   listed $269,000 Active 1003-char remark

   Show marketing remark (1003 chars)

   Don’t miss this beautifully preserved property that blends historic charm with thoughtful, tasteful updates inside and out. The interior features carefully updated finishes that complement the home’s original style, creating a warm and inviting atmosphere throughout. Outside, the improvements enhance both curb appeal and functionality while maintaining the property’s timeless appeal. Fully fenced yard and covered porch allow for maximal outside time. Ideally located with convenient access to I-49, this home offers an easy commute while still providing a peaceful setting. Just a short drive to the University of Arkansas, it’s perfectly situated for those seeking proximity to campus, dining, and entertainment while enjoying the charm of a more relaxed, scenic environment. This is a rare opportunity to own a home where history, style, and location come together seamlessly. Near to Creekside Park, schools, hiking, entertainment, and more. Please do not let the cat out!

3. 2022-11-02
   soldstatus $200,000
4. 2022-10-31
   soldstatus $200,000 Closed 955-char remark

   Show marketing remark (955 chars)

   Amazing location in quaint, downtown West Fork. All the small town charm but only 15 minutes from the U of A. Great home for numerous buyers: AirBnB, Investor, 1st Timer, College Students, You Name It! You want to own a piece of NWA history ? Your personal doll house awaits in the heart of the Ozarks. Built in 1885, this Victorian cottage has all the historic charm and character that sets it apart from the cookie cutter house. Much of the original character of the home remains intact yet it was nicely renovated in 2019. Plus, currently there are less than 7 homes for sale in ALL of south Washington County under $200K and this one is by far the “Belle of the Ball” ! Relax under your mature shade trees or take a morning stroll to the Farmer’s Market, local swimming hole or even West Fork Public Schools. Enjoy the relaxing front porch that confirms, this house is the perfect setting for family gatherings and entertaining.

5. 2022-10-09
   status Pending 955-char remark

   Show marketing remark (955 chars)

   Amazing location in quaint, downtown West Fork. All the small town charm but only 15 minutes from the U of A. Great home for numerous buyers: AirBnB, Investor, 1st Timer, College Students, You Name It! You want to own a piece of NWA history ? Your personal doll house awaits in the heart of the Ozarks. Built in 1885, this Victorian cottage has all the historic charm and character that sets it apart from the cookie cutter house. Much of the original character of the home remains intact yet it was nicely renovated in 2019. Plus, currently there are less than 7 homes for sale in ALL of south Washington County under $200K and this one is by far the “Belle of the Ball” ! Relax under your mature shade trees or take a morning stroll to the Farmer’s Market, local swimming hole or even West Fork Public Schools. Enjoy the relaxing front porch that confirms, this house is the perfect setting for family gatherings and entertaining.

6. 2022-10-05
   status Active 955-char remark

   Show marketing remark (955 chars)

   Amazing location in quaint, downtown West Fork. All the small town charm but only 15 minutes from the U of A. Great home for numerous buyers: AirBnB, Investor, 1st Timer, College Students, You Name It! You want to own a piece of NWA history ? Your personal doll house awaits in the heart of the Ozarks. Built in 1885, this Victorian cottage has all the historic charm and character that sets it apart from the cookie cutter house. Much of the original character of the home remains intact yet it was nicely renovated in 2019. Plus, currently there are less than 7 homes for sale in ALL of south Washington County under $200K and this one is by far the “Belle of the Ball” ! Relax under your mature shade trees or take a morning stroll to the Farmer’s Market, local swimming hole or even West Fork Public Schools. Enjoy the relaxing front porch that confirms, this house is the perfect setting for family gatherings and entertaining.

7. 2022-09-18
   status Pending 955-char remark

   Show marketing remark (955 chars)

   Amazing location in quaint, downtown West Fork. All the small town charm but only 15 minutes from the U of A. Great home for numerous buyers: AirBnB, Investor, 1st Timer, College Students, You Name It! You want to own a piece of NWA history ? Your personal doll house awaits in the heart of the Ozarks. Built in 1885, this Victorian cottage has all the historic charm and character that sets it apart from the cookie cutter house. Much of the original character of the home remains intact yet it was nicely renovated in 2019. Plus, currently there are less than 7 homes for sale in ALL of south Washington County under $200K and this one is by far the “Belle of the Ball” ! Relax under your mature shade trees or take a morning stroll to the Farmer’s Market, local swimming hole or even West Fork Public Schools. Enjoy the relaxing front porch that confirms, this house is the perfect setting for family gatherings and entertaining.

8. 2022-09-15
   listed $199,900 Active 955-char remark

   Show marketing remark (955 chars)

   Amazing location in quaint, downtown West Fork. All the small town charm but only 15 minutes from the U of A. Great home for numerous buyers: AirBnB, Investor, 1st Timer, College Students, You Name It! You want to own a piece of NWA history ? Your personal doll house awaits in the heart of the Ozarks. Built in 1885, this Victorian cottage has all the historic charm and character that sets it apart from the cookie cutter house. Much of the original character of the home remains intact yet it was nicely renovated in 2019. Plus, currently there are less than 7 homes for sale in ALL of south Washington County under $200K and this one is by far the “Belle of the Ball” ! Relax under your mature shade trees or take a morning stroll to the Farmer’s Market, local swimming hole or even West Fork Public Schools. Enjoy the relaxing front porch that confirms, this house is the perfect setting for family gatherings and entertaining.

9. 2019-03-20
   soldstatus $148,000
10. 2019-03-19
    soldstatus $148,000
11. 2018-12-31
    listed $145,900
12. 2018-05-02
    soldstatus $65,000
13. 2004-07-26
    soldstatus $50,000
14. 2002-02-26
    soldstatus $33,000

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,722 · $143/mo
• Expected delta: +$394/yr (+$33/mo · 29.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $37,555
• − Mortgage interest: −$15,068
• − Property taxes: −$1,327
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − Depreciation: −$7,825
• Taxable income: $5,980
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $8,633/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fork, AR
• Population (ZIP): 7,298

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 (73%)
• Race & ethnicity: White 73% Two or more races 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• 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

+715.2% since first listed

14 events — show timeline

• 2026-05-12 Pending — NWARMLS
• 2026-04-06 Listed $269,000 NWARMLS
• 2022-11-02 Sold (Public Records) $200,000 Public Records
• 2022-10-31 Sold (MLS) $200,000 NWARMLS
• 2022-10-09 Pending — NWARMLS
• 2022-10-05 Relisted — NWARMLS
• 2022-09-18 Pending — NWARMLS
• 2022-09-15 Listed $199,900 NWARMLS
• 2019-03-20 Sold (Public Records) $148,000 Public Records
• 2019-03-19 Sold (MLS) $148,000 NWARMLS
• 2018-12-31 Listed $145,900 NWARMLS
• 2018-05-02 Sold (Public Records) $65,000 Public Records
• 2004-07-26 Sold (Public Records) $50,000 Public Records
• 2002-02-26 Sold (Public Records) $33,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,327 · -7.0% YoY. Source: county tax records.