6367 W Abilene Dr · Fayetteville, AR 72704

$272,900

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 419 Days on market

Built 1996 8,276 sqft lot $197/sqft · 14% below area Est $319k · 14% under

---

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 +14.0/15.0
• Cash flow +9.6/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

Key facts

• Ideal location
• Cozy living area
• Fenced backyard

Tags

• FENCED BACKYARD
• SPACIOUS LAYOUT
• COZY LIVING AREA
• IDEAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (29.4% below list).
• Recommended offer: $193k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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-.
• Farmington School District (suburban): math 44% / reading 45% proficiency, ranked #34 of 238 in AR (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jerry Pop Williams Elem Sch (math 47% / reading 42%, grade F, #143 of 454 statewide, top 36%, 399 students, 29% FRL); Randall G. Lynch Middle School (math 54% / reading 49%, grade C, #33 of 201 statewide, top 16%, 597 students, 29% FRL); Farmington High School (math 27% / reading 42%, grade F, #92 of 292 statewide, top 37%, 639 students, 24% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 550 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $273k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $192,642 (29.4% 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 419 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (median comp): $318,626
• List price: $272,900
• Delta: -14.35%
• 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
6283 Abilene Dr	0.07mi	3/2.0	1,404 (+1%)	1mo	$285,000	$203	94
774 Double Springs Rd	0.06mi	3/2.0	1,498 (+8%)	4mo	$282,500	$189	80
5820 W Holdcroft Dr	0.49mi	3/2.0	1,357 (-2%)	4mo	$290,000	$214	71
5869 W Holdcroft Dr	0.47mi	3/2.0	1,357 (-2%)	5mo	$280,000	$206	70
5680 W Tackett Dr	0.52mi	3/1.0	1,433 (+3%)	3mo	$155,000	$108	64
6335 W Limerick Way	0.43mi	3/2.0	1,527 (+10%)	1mo	$342,000	$224	62
1121 N Pershing St	0.48mi	3/2.0	1,523 (+10%)	4mo	$315,000	$207	58
344 N Cold Harbor Ave	0.59mi	3/2.0	1,493 (+8%)	4mo	$332,000	$222	56
6266 Limerick	0.41mi	3/2.0	1,559 (+12%)	7mo	$320,950	$206	54
1654 & 1674 N Double Springs Rd	0.66mi	2/2.0 (-1)	1,448 (+4%)	4mo	$180,000	$124	53
404 Cold Harbor Ave	0.54mi	3/2.0	1,529 (+10%)	7mo	$322,000	$211	52
1236 N Tradition Ave	0.73mi	3/2.0	1,264 (-9%)	1mo	$257,000	$203	51

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-57,615
• Equity at exit: $40,690

10-year hold

• IRR: -17.9%
• Equity multiple: 0.06×
• Total profit: $-72,027
• Equity at exit: $23,595

Cash invested: $76,412 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 550
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,431
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-184

Break-even live

Break-even rent $2,159

Max offer price $240,404

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-107	+0% $-184	+5% $-261	+10% $-338
Rent	-10% $-336	-5% $-260	+0% $-184	+5% $-108	+10% $-32
Rate	-1.0pp $-47	-0.5pp $-115	base $-184	+0.5pp $-255	+1.0pp $-327

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: $68,225
• Closing costs: $8,187
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6148 Milliken Bnd Unit 6148 Fayetteville, AR	3.0	2.0	1501	$1,650	$1.10	15d	1	0.20mi
995 N Brook Dr Unit 995 Fayetteville, AR	2.0	2.0	1050	$1,325	$1.26	25d	1	0.28mi
5709 W Michael Cole Dr Unit 5707 Fayetteville, AR	2.0	2.0	950	$1,395	$1.47	45d	1	0.47mi
5707 W Michael Cole Dr Fayetteville, AR	2.0	2.0	950	$1,395	$1.47	45d	1	0.47mi
591 N Cresswell Dr Fayetteville, AR	3.0	2.0	1356	$1,695	$1.25	15d	1	0.54mi
1521 N Dawes St Fayetteville, AR	3.0	2.0	1600	$2,095	$1.31	15d	1	0.64mi
1219 N Pink Ter Unit 3 Fayetteville, AR	3.0	2.5	1584	$1,525	$0.96	45d	1	0.65mi
1134 N Pink Ter Unit 2 Fayetteville, AR	3.0	2.5	1584	$1,525	$0.96	45d	1	0.66mi
1314 N Tradition Ave Fayetteville, AR	3.0	2.0	1368	$1,670	$1.22	45d	1	0.77mi
375 W Canada Dr Farmington, AR	4.0	2.0	1803	$2,170	$1.20	45d	1	0.88mi
452 W Gosling ISLE Farmington, AR	4.0	2.0	1755	$2,100	$1.20	45d	1	0.90mi
464 W Gosling ISLE Farmington, AR	3.0	2.0	1636	$2,100	$1.28	45d	1	0.90mi
563 W Gosling Isle Farmington, AR	3.0	2.0	1641	$2,100	$1.28	45d	1	0.90mi
569 W Gosling Isle Farmington, AR	3.0	2.0	1636	$2,100	$1.28	45d	1	0.90mi
587 W Gosling Isle Farmington, AR	3.0	2.0	1641	$2,150	$1.31	45d	1	0.90mi
406 W Taverner Xing Farmington, AR	4.0	2.0	1755	$2,150	$1.23	45d	1	0.92mi
458 W Taverner Xing Farmington, AR	3.0	2.0	1636	$2,199	$1.34	45d	1	0.92mi
411 W Taverner Xing Farmington, AR	4.0	2.0	1755	$2,100	$1.20	45d	1	0.92mi
755 N Crater Ave Unit 1 Fayetteville, AR	3.0	2.5	1500	$1,695	$1.13	25d	1	0.96mi
827 N Crater Ave Unit 1 Fayetteville, AR	3.0	2.5	1500	$1,695	$1.13	25d	1	0.96mi
805 N Crater Ave Unit 1 Fayetteville, AR	3.0	2.5	1500	$1,695	$1.13	25d	1	0.96mi
513 W Gosling ISLE Farmington, AR	3.0	2.0	1636	$2,100	$1.28	45d	1	0.97mi
987 N Crater Ave #1 Fayetteville, AR	3.0	2.5	1500	$1,695	$1.13	15d	1	0.97mi
999 N Crater Ave Unit 1 Fayetteville, AR	3.0	2.5	1500	$1,695	$1.13	25d	1	0.97mi
512 W Canada Dr Farmington, AR	3.0	2.0	1641	$1,900	$1.16	23d	1	0.97mi
519 W Gosling ISLE Farmington, AR	4.0	2.0	1755	$2,200	$1.25	45d	1	0.97mi
802 N Crater Ave Unit 1 Fayetteville, AR	3.0	2.5	1500	$1,695	$1.13	25d	1	0.98mi
385 W Branta St Farmington, AR	3.0	2.0	1677	$1,900	$1.13	45d	1	1.08mi
158-426 N Broyles Rd Fayetteville, AR	3.0	2.0	1408	$1,875	$1.33	15d	1	1.36mi
4812 W Monaco Bnd Fayetteville, AR	4.0	2.0	1560	$1,900	$1.22	45d	1	1.45mi
112 S Broyles Ave Fayetteville, AR	3.0	2.0	1603	$3,000	$1.87	16d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $272,900 Active 419 DOM
2. 2026-06-18
   days on market $272,900 Active 416 DOM
3. 2026-06-17
   days on market $272,900 Active 415 DOM
4. 2026-06-16
   days on market $272,900 Active 414 DOM
5. 2026-06-15
   days on market $272,900 Active 413 DOM
6. 2026-06-14
   days on market $272,900 Active 411 DOM
7. 2026-06-13
   days on market $272,900 Active 410 DOM
8. 2026-06-10
   days on market $272,900 Active 408 DOM
9. 2026-06-09
   days on market $272,900 Active 407 DOM
10. 2026-06-08
    days on market $272,900 Active 406 DOM
11. 2026-06-07
    days on market $272,900 Active 405 DOM
12. 2026-06-05
    days on market $272,900 Active 402 DOM
13. 2026-06-03
    days on market $272,900 Active 401 DOM
14. 2026-06-02
    days on market $272,900 Active 400 DOM
15. 2026-06-01
    days on market $272,900 Active 399 DOM
16. 2026-05-31
    days on market $272,900 Active 398 DOM
17. 2026-05-31
    days on market $272,900 Active 397 DOM
18. 2025-09-24
    price $272,900 316-char remark

    Show marketing remark (316 chars)

    Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

19. 2025-09-23
    price $272,900 316-char remark

    Show marketing remark (316 chars)

    Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

20. 2025-06-19
    price $289,999 316-char remark

    Show marketing remark (316 chars)

    Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

21. 2025-06-19
    price $289,999 316-char remark

    Show marketing remark (316 chars)

    Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

22. 2025-04-26
    listed $299,999 New Listing 316-char remark

    Show marketing remark (316 chars)

    Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

23. 2025-04-26
    listed $299,999 Active 316-char remark

    Show marketing remark (316 chars)

    Charming 3 bed, 2 bath home in the heart of Fayetteville! Just minutes from shopping, dining, and only a short drive to the University of Arkansas. Enjoy a spacious layout, cozy living area, and a fenced backyard perfect for relaxing or entertaining. Ideal location and move-in ready—don’t miss this one!

24. 1997-02-21
    soldstatus $95,000
25. 1996-06-14
    soldstatus $17,000

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $1,932 · $161/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 5/10 Major
• 🌡 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: $23,117
• − Mortgage interest: −$15,287
• − Property taxes: −$1,932
• − Insurance: −$1,364
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$7,939
• Taxable loss: −$7,104
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $-503/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: Farmington School District
• NCES district ID: 0506090
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $52,138
• Composite: 38.43/100
• National rank: #4199
• State rank: #34 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): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• 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

+1505.3% since first listed

8 events — show timeline

• 2025-09-24 Price Changed $272,900 CARMLS
• 2025-09-23 Price Changed $272,900 NWARMLS
• 2025-06-19 Price Changed $289,999 CARMLS
• 2025-06-19 Price Changed $289,999 NWARMLS
• 2025-04-26 Listed $299,999 NWARMLS
• 2025-04-26 Listed $299,999 CARMLS
• 1997-02-21 Sold (Public Records) $95,000 Public Records
• 1996-06-14 Sold (Public Records) $17,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,932 · +8.3% YoY. Source: county tax records.