78 E Sycamore St · Fayetteville, AR 72703

$420,000

3 bd · 2.5 ba · 2,560 sqft · Condo public records · 87 Days on market

Built 2002 $164/sqft · 22% below area Est $539k · 22% under $285/mo HOA · 9% of rent

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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 +15.0/15.0
• Cash flow +7.4/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of Fayetteville—an inviting and spacious home offering approximately 2,560 square feet of comfortable living. This 3-bedroom, 2.5-bath home features beautiful vaulted ceilings that create an open, airy feel, along with a breakfast nook, formal dining area, and generous living spaces perfect for everyday living or entertaining. The primary suite is conveniently located on the main floor, while the fully finished walk-out basement includes two additional bedrooms, a full bath, and a large family room—ideal for guests or extra living space. Enjoy outdoor living with both a deck and patio, plus the convenience of a two-car garage. Only minutes from U of A, top-rated public schools, shopping, and dining, this home offers the perfect blend of space, comfort, and​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

Key facts

• Breakfast nook
• Large family room
• Formal dining area

Tags

• VAULTED CEILINGS
• BREAKFAST NOOK
• FORMAL DINING AREA
• LARGE FAMILY ROOM
• DECK
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (26.9% below list).
• Recommended offer: $307k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Fayetteville — 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 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 309 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• At $3,068/mo this rent would consume 61% of the median local household income ($61k/yr) (locally 2372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 87 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,845 (26.9% 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 87 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 11.4

CMA / ARV

• ARV (median comp): $538,921
• List price: $420,000
• Delta: -22.07%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.10×
• Total profit: $-105,273
• Equity at exit: $62,623

10-year hold

• IRR: -28.0%
• Equity multiple: -0.26×
• Total profit: $-147,638
• Equity at exit: $36,314

Cash invested: $117,600 (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 72703

• Rents YoY: 2.0%
• Active inventory: 309
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$300 /mo · $3,596/yr
• Insurance: −$175
• HOA: −$285
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-538

Break-even live

Break-even rent $3,750

Max offer price $324,944

Occupancy floor —

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1588 N Desoto Pl Unit 1221851P Fayetteville, AR	3.0	2.5	2185	$7,936	$3.63	13d	1	0.26mi
313 E Noble Ln Unit 1221817P Fayetteville, AR	3.0	2.5	2012	$4,851	$2.41	14d	1	0.37mi
255 W Lawson St Fayetteville, AR	4.0	2.5	3140	$2,800	$0.89	43d	1	0.45mi
1508 N Gregg Ave Unit 1508 Fayetteville, AR	3.0	3.5	1868	$2,400	$1.28	43d	1	0.54mi
1656 N Broadview Dr Fayetteville, AR	4.0	3.0	2194	$3,500	$1.60	23d	1	0.57mi
1399 N Hog Trough Dr Fayetteville, AR	2.0–4.0	2.5–3.5	1660	$2,800	$1.69	13d	5	0.60mi
1345 N Hog Trough Dr Fayetteville, AR	4.0	3.5	1850	$3,200	$1.73	43d	1	0.63mi
545 E North St Fayetteville, AR	4.0	2.0	2223	$2,500	$1.12	43d	1	0.68mi
1275 N Gregg Ave Fayetteville, AR	4.0	2.0	2308	$3,000	$1.30	23d	1	0.69mi
2364 N Freshwater Ave Fayetteville, AR	4.0	3.0	2407	$2,975	$1.24	14d	1	0.73mi
1000 N Molly Ct Fayetteville, AR	3.0	1.0–3.5	1100	$1,900	$1.73	14d	10	0.83mi
1005 N Molly Ct Fayetteville, AR	3.0	3.5	1800	$1,900	$1.06	43d	1	0.83mi
1150 N Oakland Ave Fayetteville, AR	4.0	3.0	1800	$3,300	$1.83	21d	1	1.01mi
2580 N Karyn Ave Fayetteville, AR	4.0	4.5	3344	$4,500	$1.35	14d	1	1.06mi
719 N Oakland Ave Fayetteville, AR	3.0	4.5	1950	$2,900	$1.49	13d	1	1.18mi
578 N Sequoyah Dr Unit 1221870P Fayetteville, AR	3.0	2.0	2012	$6,647	$3.30	21d	1	1.20mi
1246 W James St Unit 2 Fayetteville, AR	3.0	3.5	1800	$3,250	$1.81	43d	1	1.21mi
401 W Watson St Unit 504 Fayetteville, AR	2.0	2.5	2515	$4,995	$1.99	43d	1	1.28mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $420,000 Active 87 DOM
2. 2026-06-17
   days on market $420,000 Active 86 DOM
3. 2026-06-16
   days on market $420,000 Active 85 DOM
4. 2026-06-15
   days on market $420,000 Active 84 DOM
5. 2026-06-14
   days on market $420,000 Active 82 DOM
6. 2026-06-13
   days on market $420,000 Active 81 DOM
7. 2026-06-10
   days on market $420,000 Active 79 DOM
8. 2026-06-09
   days on market $420,000 Active 78 DOM
9. 2026-06-08
   days on market $420,000 Active 77 DOM
10. 2026-06-07
    days on market $420,000 Active 76 DOM
11. 2026-06-05
    days on market $420,000 Active 73 DOM
12. 2026-06-03
    days on market $420,000 Active 72 DOM
13. 2026-06-02
    days on market $420,000 Active 71 DOM
14. 2026-06-01
    days on market $420,000 Active 70 DOM
15. 2026-05-31
    days on market $420,000 Active 69 DOM
16. 2026-05-31
    days on market $420,000 Active 68 DOM
17. 2026-05-10
    price $420,000 893-char remark

    Show marketing remark (893 chars)

    In the heart of Fayetteville—an inviting and spacious home offering approximately 2,560 square feet of comfortable living. This 3-bedroom, 2.5-bath home features beautiful vaulted ceilings that create an open, airy feel, along with a breakfast nook, formal dining area, and generous living spaces perfect for everyday living or entertaining. The primary suite is conveniently located on the main floor, while the fully finished walk-out basement includes two additional bedrooms, a full bath, and a large family room—ideal for guests or extra living space. Enjoy outdoor living with both a deck and patio, plus the convenience of a two-car garage. Only minutes from U of A, top-rated public schools, shopping, and dining, this home offers the perfect blend of space, comfort, and​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

18. 2026-04-29
    price $440,000 893-char remark

    Show marketing remark (893 chars)

    In the heart of Fayetteville—an inviting and spacious home offering approximately 2,560 square feet of comfortable living. This 3-bedroom, 2.5-bath home features beautiful vaulted ceilings that create an open, airy feel, along with a breakfast nook, formal dining area, and generous living spaces perfect for everyday living or entertaining. The primary suite is conveniently located on the main floor, while the fully finished walk-out basement includes two additional bedrooms, a full bath, and a large family room—ideal for guests or extra living space. Enjoy outdoor living with both a deck and patio, plus the convenience of a two-car garage. Only minutes from U of A, top-rated public schools, shopping, and dining, this home offers the perfect blend of space, comfort, and​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

19. 2026-04-13
    price $450,000 893-char remark

    Show marketing remark (893 chars)

    In the heart of Fayetteville—an inviting and spacious home offering approximately 2,560 square feet of comfortable living. This 3-bedroom, 2.5-bath home features beautiful vaulted ceilings that create an open, airy feel, along with a breakfast nook, formal dining area, and generous living spaces perfect for everyday living or entertaining. The primary suite is conveniently located on the main floor, while the fully finished walk-out basement includes two additional bedrooms, a full bath, and a large family room—ideal for guests or extra living space. Enjoy outdoor living with both a deck and patio, plus the convenience of a two-car garage. Only minutes from U of A, top-rated public schools, shopping, and dining, this home offers the perfect blend of space, comfort, and​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

20. 2026-03-23
    listed $470,000 Active 893-char remark

    Show marketing remark (893 chars)

    In the heart of Fayetteville—an inviting and spacious home offering approximately 2,560 square feet of comfortable living. This 3-bedroom, 2.5-bath home features beautiful vaulted ceilings that create an open, airy feel, along with a breakfast nook, formal dining area, and generous living spaces perfect for everyday living or entertaining. The primary suite is conveniently located on the main floor, while the fully finished walk-out basement includes two additional bedrooms, a full bath, and a large family room—ideal for guests or extra living space. Enjoy outdoor living with both a deck and patio, plus the convenience of a two-car garage. Only minutes from U of A, top-rated public schools, shopping, and dining, this home offers the perfect blend of space, comfort, and​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ location.

21. 2024-12-02
    soldstatus $385,000
22. 2017-05-09
    soldstatus $230,000
23. 2017-05-08
    soldstatus $230,100
24. 2003-05-20
    soldstatus $235,000
25. 2003-05-20
    soldstatus $235,000

ⓘ 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: $3,596 · $300/mo
• Projected year-2 tax: $3,596 · $300/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $36,821
• − Mortgage interest: −$23,527
• − Property taxes: −$3,596
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,946
• − Management: −$2,946
• − HOA: −$3,420
• − Depreciation: −$12,218
• Taxable loss: −$13,930
• Est. tax savings @ 24.0%: +$3,343
• After-tax cash flow: $-3,114/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: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

Amenities A+ Commute A+ 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: Fayetteville, AR
• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 35,896
• Household income: $60,568
• Rent vs Own: 62.0% rent · 38.0% own
• Severe rent burden: 2372.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -269.77%
• Current HPI: 317.7085
• Rent YoY: ▲ 2.01%
• 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

+78.7% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $420,000 NWARMLS
• 2026-04-29 Price Changed $440,000 NWARMLS
• 2026-04-13 Price Changed $450,000 NWARMLS
• 2026-03-23 Listed $470,000 NWARMLS
• 2024-12-02 Sold (Public Records) $385,000 Public Records
• 2017-05-09 Sold (Public Records) $230,000 Public Records
• 2017-05-08 Sold (Public Records) $230,100 Public Records
• 2003-05-20 Sold (Public Records) $235,000 Public Records
• 2003-05-20 Sold (Public Records) $235,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,596 · +50.2% YoY. Source: county tax records.