718 Morrison Pl · Springdale, AR 72762

$234,900

4 bd · 1.0 ba · 1,473 sqft · SingleFamily public records · 101 Days on market

Built 1965 9,474 sqft lot $159/sqft · 13% below area Est $270k · 13% 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 +17.8/30.0
• ARV discount +13.3/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, comfort, and convenience? This inviting 4-bedroom home offers 1,473 sq. ft. of living space in a great location. Step inside to find tile flooring throughout, making maintenance easy and giving the home a clean feel. The kitchen provides plenty of storage, while the bedrooms offer flexibility for family, guests, or a home office. Start your mornings on the covered front porch and unwind in the evenings on the large covered back patio—perfect for rainy days or beautiful sunsets. Conveniently located just minutes from Interstate 49, schools, shopping, and JB Hunt Park, this home offers easy access to everything you need. Opportunities like this don’t last long—schedule your private showing today! Home is being sold AS IS.

Key facts

• Covered front porch
• Tile flooring
• 9,474 sq ft lot

Tags

• TILE FLOORING
• COVERED FRONT PORCH
• LARGE COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $207k (11.8% below list).
• Recommended offer: $207k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.2% in Springdale — 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 70/100 on livability (#48 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, employment D+, crime D-.
• Springdale School District (urban): math 38% / reading 35% proficiency, ranked #100 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elmdale Elementary School (math 38% / reading 23%, grade F, #298 of 454 statewide, top 67%, 547 students, 88% FRL); Hellstern Middle School (math 57% / reading 56%, grade B, #17 of 201 statewide, top 8%, 781 students, 43% FRL); Har-Ber High School (math 25% / reading 41%, grade F, #115 of 292 statewide, top 40%, 2,274 students, 53% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 705 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 30% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $235k implies a 535% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,203 (11.8% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $269,975
• List price: $234,900
• Delta: -12.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 Shelby Ave	0.33mi	3/1.0 (-1)	1,511 (+3%)	2mo	$245,000	$162	74
1809 Taylor Ave	0.32mi	3/1.5 (-1)	1,428 (-3%)	6mo	$245,000	$172	68
811 Hinshaw Dr	0.12mi	3/2.0 (-1)	1,328 (-10%)	5mo	$264,950	$200	65
1706 Lawrence Ave	0.30mi	3/2.0 (-1)	1,587 (+8%)	0mo	$286,000	$180	64
706 Buford St	0.33mi	3/2.0 (-1)	1,316 (-11%)	1mo	$289,000	$220	57
1115 Cheyenne Trl	0.49mi	3/2.0 (-1)	1,363 (-8%)	3mo	$265,000	$194	53
1138 N West End St	0.55mi	4/2.0	1,320 (-10%)	1mo	$271,000	$205	52
1409 N Crawford Ave	0.53mi	3/1.0 (-1)	1,360 (-8%)	7mo	$218,000	$160	52
659 Westbury St	0.69mi	4/2.0	1,605 (+9%)	1mo	$348,500	$217	48
1409 Backus Ave	0.63mi	3/1.0 (-1)	1,660 (+13%)	1mo	$175,000	$105	44
1708 Theodore Dr	0.56mi	3/2.0 (-1)	1,661 (+13%)	8mo	$239,000	$144	37
746 Westbury St	0.70mi	3/2.0 (-1)	1,650 (+12%)	7mo	$350,000	$212	33

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-26,413
• Equity at exit: $35,024

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-9,958
• Equity at exit: $20,310

Cash invested: $65,772 (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 72762

• Rents YoY: 2.7%
• Active inventory: 705
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $194

Break-even live

Break-even rent $1,826

Max offer price $234,900

Occupancy floor 86%

Sensitivity live

Price	-10% $327	-5% $260	+0% $194	+5% $127	+10% $61
Rent	-10% $30	-5% $112	+0% $194	+5% $276	+10% $358
Rate	-1.0pp $312	-0.5pp $254	base $194	+0.5pp $133	+1.0pp $71

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Phillips Dr Springdale, AR	3.0	2.0	1519	$1,745	$1.15	25d	1	0.45mi
3006 Scott Ln Springdale, AR	3.0	2.0	1736	$2,100	$1.21	25d	1	0.61mi
574 Westford St Springdale, AR	3.0	2.0	1656	$1,850	$1.12	45d	1	0.84mi
303 Harve St Springdale, AR	3.0	1.0	1312	$1,550	$1.18	25d	1	0.93mi
1760 Pine Woods Rd Springdale, AR	3.0	1.0	960	$2,000	$2.08	25d	1	1.34mi
1489 Bridgeboro Ave Springdale, AR	4.0	2.0	1738	$2,150	$1.24	45d	1	1.36mi

Listing history 24 events

1. 2026-06-22
   days on market $234,900 Active 101 DOM
2. 2026-06-18
   days on market $234,900 Active 98 DOM
3. 2026-06-17
   days on market $234,900 Active 97 DOM
4. 2026-06-16
   days on market $234,900 Active 96 DOM
5. 2026-06-15
   days on market $234,900 Active 95 DOM
6. 2026-06-14
   days on market $234,900 Active 93 DOM
7. 2026-06-10
   days on market $234,900 Active 90 DOM
8. 2026-06-09
   days on market $234,900 Active 89 DOM
9. 2026-06-08
   days on market $234,900 Active 88 DOM
10. 2026-06-07
    days on market $234,900 Active 87 DOM
11. 2026-06-05
    days on market $234,900 Active 84 DOM
12. 2026-06-03
    days on market $234,900 Active 83 DOM
13. 2026-06-02
    days on market $234,900 Active 82 DOM
14. 2026-06-01
    days on market $234,900 Active 81 DOM
15. 2026-05-31
    days on market $234,900 Active 80 DOM
16. 2026-05-31
    days on market $234,900 Active 79 DOM
17. 2026-05-03
    price $234,900 766-char remark

    Show marketing remark (766 chars)

    Looking for space, comfort, and convenience? This inviting 4-bedroom home offers 1,473 sq. ft. of living space in a great location. Step inside to find tile flooring throughout, making maintenance easy and giving the home a clean feel. The kitchen provides plenty of storage, while the bedrooms offer flexibility for family, guests, or a home office. Start your mornings on the covered front porch and unwind in the evenings on the large covered back patio—perfect for rainy days or beautiful sunsets. Conveniently located just minutes from Interstate 49, schools, shopping, and JB Hunt Park, this home offers easy access to everything you need. Opportunities like this don’t last long—schedule your private showing today! Home is being sold AS IS.

18. 2026-03-12
    listed $254,999 Active 766-char remark

    Show marketing remark (766 chars)

    Looking for space, comfort, and convenience? This inviting 4-bedroom home offers 1,473 sq. ft. of living space in a great location. Step inside to find tile flooring throughout, making maintenance easy and giving the home a clean feel. The kitchen provides plenty of storage, while the bedrooms offer flexibility for family, guests, or a home office. Start your mornings on the covered front porch and unwind in the evenings on the large covered back patio—perfect for rainy days or beautiful sunsets. Conveniently located just minutes from Interstate 49, schools, shopping, and JB Hunt Park, this home offers easy access to everything you need. Opportunities like this don’t last long—schedule your private showing today! Home is being sold AS IS.

19. 2012-03-08
    soldstatus $37,000 52-char remark

    Show marketing remark (52 chars)

    Good condition house, 3 bed, 1 bath, great location!

20. 2011-02-09
    listed $37,800 52-char remark

    Show marketing remark (52 chars)

    Good condition house, 3 bed, 1 bath, great location!

21. 2006-08-31
    soldstatus $112,000
22. 2005-04-08
    soldstatus $97,000
23. 2002-11-08
    soldstatus $81,000
24. 1993-06-25
    soldstatus $51,000

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$145/yr (+$12/mo · 10.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,864
• − Mortgage interest: −$13,158
• − Property taxes: −$1,359
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,833
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $2,721/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: Springdale School District
• NCES district ID: 0512660
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $45,469
• Composite: 31.18/100
• National rank: #6046
• State rank: #100 of 238 in AR

Livability — Springdale

• Score: 70/100
• State rank: #48
• US rank: #7326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springdale, AR
• County: Washington County · 252,056 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 46,092
• Household income: $82,228
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 719.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 27% Two or more races 23% Pacific Islander 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Asian/Pacific 3%

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: ▼ -258.50%
• Current HPI: 291.4661
• Rent YoY: ▲ 2.70%
• 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

+360.6% since first listed

8 events — show timeline

• 2026-05-03 Price Changed $234,900 NWARMLS
• 2026-03-12 Listed $254,999 NWARMLS
• 2012-03-08 Sold (MLS) $37,000 NWARMLS
• 2011-02-09 Listed $37,800 NWARMLS
• 2006-08-31 Sold (Public Records) $112,000 Public Records
• 2005-04-08 Sold (Public Records) $97,000 Public Records
• 2002-11-08 Sold (Public Records) $81,000 Public Records
• 1993-06-25 Sold (Public Records) $51,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,359 · -6.6% YoY. Source: county tax records.