1230 & 1232 S Dunn Ave · Fayetteville, AR 72701

$195,000

4 bd · 2.0 ba · 1,344 sqft · Townhouse · 4 Days on market

Built 1956 Fair condition 7,461 sqft lot Est $329k · 41% under

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Why this score? — see what drove the B 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This duplex in South Fayetteville offers a great value-add opportunity in one of the hottest parts of town. Each unit features 2 bedrooms and 1 full bathroom. It's a solid block structure that will provide low maintenance living after its much needed updates. The location alone helps ensure consistent demand. And with the upcoming major retail development around the corner, the long-term appreciation of this property is encouraging. This property has so much potential. Come view it today!

Key facts

• Much needed updates
• Parking
• Built 1956

Tags

• SOLID BLOCK STRUCTURE
• LOW MAINTENANCE LIVING
• MUCH NEEDED UPDATES

Property features AI

Finance

• Financial info: Two rental units total
• HOA & community: Monthly association fee; Community offers biking, shopping, and trails/paths

Exterior

• Parking: Driveway parking; One parking space per unit; Aggregate surface
• Utilities: Electric cooling (window units); Central heating; Gas water heater
• Home design: Single-story building; Duplex (2-unit property)
• Construction: Block and concrete construction; Block foundation; Asphalt shingle roof
• Exterior features: Located in a subdivision; Shared road frontage

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Each unit is a two-bedroom
• Flooring: Vinyl
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Central heating; Window cooling units
• Interior features: Ceiling fan(s); No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.4% 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 (+2.6%/yr); 525 active listings in the ZIP; 37 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 $2,341/mo this rent would consume 51% of the median local household income ($56k/yr) (locally 2582% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $195,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1956 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $329,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Rose Ave	0.65mi	3/2.5 (-1)	1,394 (+4%)	23mo	$342,000	$245	38

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-457
• Equity at exit: $29,075

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $37,446
• Equity at exit: $16,860

Cash invested: $54,600 (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 72701

• Rents YoY: 2.6%
• Active inventory: 525
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $502

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 74%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 S West Ave Unit 1221915P Fayetteville, AR	3.0	2.0	1528	$8,214	$5.38	21d	1	0.09mi
1337 Van Buren Ave Unit 1335209P Fayetteville, AR	3.0	2.5	1711	$3,839	$2.24	14d	1	0.23mi
1555 S Crews Ln Fayetteville, AR	1.0–3.0	1.0–3.0	1099	$1,750	$1.59	21d	6	0.30mi
1521 S Duncan Ave Unit 1 Fayetteville, AR	3.0	3.5	1792	$2,195	$1.22	43d	1	0.34mi
2004 S Florida Way Fayetteville, AR	3.0	3.0	1700	$2,400	$1.41	23d	1	0.61mi
390 S University Ave Fayetteville, AR	3.0	2.0	1144	$1,699	$1.49	14d	1	0.62mi
2047 S Florida Way Fayetteville, AR	3.0	2.5	1631	$2,200	$1.35	14d	1	0.66mi
2055 S Florida Way Fayetteville, AR	3.0	2.5	1664	$1,900	$1.14	14d	1	0.68mi
124 W South St Unit 1221789P Fayetteville, AR	3.0	3.0	1689	$12,253	$7.25	21d	1	0.71mi
1935 S Garland Ave Unit 1338736P Fayetteville, AR	3.0	2.5	1431	$3,600	$2.52	21d	1	0.75mi
1512 S Razorback Rd Unit 1666 Fayetteville, AR	3.0	3.5	1624	$2,550	$1.57	43d	1	0.77mi
1660 S Razorback Rd Fayetteville, AR	2.0–4.0	2.5–4.5	1723	$2,980	$1.73	13d	1	0.81mi
1666 S Razorback Rd Fayetteville, AR	3.0	3.5	1624	$2,550	$1.57	43d	1	0.81mi
1629 S Razorback Rd Fayetteville, AR	2.0–4.0	2.0–4.0	1312	$2,997	$2.28	21d	1	0.83mi
373 S Willow Ave Unit 1 Fayetteville, AR	3.0	2.5	1400	$1,800	$1.29	43d	1	0.89mi
529 E Miracle Dr Fayetteville, AR	3.0	2.0–2.5	1381	$2,050	$1.48	13d	2	0.92mi
873 W Clinton Dr Unit 1 Fayetteville, AR	4.0	2.0	1450	$2,800	$1.93	43d	1	0.98mi
1516 Sligo St Unit 1 Fayetteville, AR	3.0	2.5	1393	$2,500	$1.79	14d	1	0.99mi
129 E Mountain St Fayetteville, AR	3.0	2.0	1500	$2,500	$1.67	23d	1	1.00mi
870 Beechwood Ave Fayetteville, AR	1.0–4.0	1.0–4.5	1135	$1,460	$1.29	43d	16	1.05mi
877 E Fairlane St Fayetteville, AR	3.0	2.0	1370	$1,750	$1.28	23d	1	1.12mi
909 E Egret Rd Fayetteville, AR	3.0	2.0	1268	$1,900	$1.50	14d	1	1.12mi
968 S Brambling Ln Fayetteville, AR	3.0	2.0	1246	$1,800	$1.44	23d	1	1.14mi
936 E Bunting St Fayetteville, AR	3.0	2.0	1266	$1,730	$1.37	43d	1	1.15mi
1249 S Kingfisher Ln Unit 1221829P Fayetteville, AR	3.0	2.0	1603	$6,658	$4.15	23d	1	1.15mi
118 E Spring St Fayetteville, AR	3.0	2.0	1072	$2,300	$2.15	43d	1	1.16mi
981 E Starling St Fayetteville, AR	4.0	2.0	1524	$1,970	$1.29	23d	1	1.21mi
340 Campbell Ave Unit 1221816P Fayetteville, AR	3.0	2.0	1377	$10,243	$7.44	21d	1	1.21mi
224 W Watson St Fayetteville, AR	3.0	2.0	1300	$2,850	$2.19	23d	1	1.25mi
1023 S Hollywood Ave Fayetteville, AR	3.0	3.5	1800	$3,300	$1.83	23d	1	1.26mi
1061 E Bunting St Fayetteville, AR	3.0	2.0	1360	$2,000	$1.47	23d	1	1.26mi
1078 E Sparrow Cir Fayetteville, AR	3.0	2.0	1230	$1,600	$1.30	44d	1	1.29mi
1307 E Fairlane St Fayetteville, AR	3.0	2.0	1194	$1,600	$1.34	43d	1	1.40mi
932 S Curtis Ave Fayetteville, AR	3.0	2.0	1174	$1,650	$1.41	43d	1	1.48mi
1377 E Sequoyah Ct Fayetteville, AR	3.0	2.5	1390	$1,475	$1.06	43d	1	1.49mi
E 5th St Fayetteville, AR	3.0	2.5	1400	$1,895	$1.35	14d	1	1.49mi
1379 E Sequoyah Ct Fayetteville, AR	3.0	2.0	1390	$1,495	$1.08	43d	1	1.49mi

Listing history 5 events

1. 2026-06-03
   days on market $195,000 Active 4 DOM
2. 2026-06-02
   days on market $195,000 Active 3 DOM
3. 2026-06-01
   days on market $195,000 Active 2 DOM
4. 2026-05-31
   remarks 493-char remark
5. 2026-05-31
   listed $195,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $28,090
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$5,673
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $5,276/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This moderate-rehab property offers a great value-add opportunity with potential for significant improvement in both resale and rental markets.

Repairs flagged

• Moderate kitchen cabinets — Worn and outdated
• Moderate bathroom fixtures — Older and dated
• Major landscaping — Needs significant improvement

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can increase both resale and rental value
• Both Bathroom renovation — Updating bathrooms can significantly boost both resale and rental value
• Both Landscaping — A well-maintained exterior can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and outdated	Moderate	$3,000–15,000
bathroom fixtures · Older and dated	Moderate	$3,000–15,000
landscaping · Needs significant improvement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can increase both resale and rental value ↑
• Both Bathroom renovation — Updating bathrooms can significantly boost both resale and rental value ↑
• Both Landscaping — A well-maintained exterior can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• 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

1 event — show timeline

• 2026-05-30 Listed $195,000 NWARMLS