11276 Silver Cloud Trl · Avoca, AR 72756

$205,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 44 Days on market

Built 2005 1.77 ac lot Est $198k · at est.

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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).

• Cash flow +12.4/30.0
• ARV discount +5.8/15.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short commute with a country feel. This adorable home has been with the same family since it was built and it has been their pride and joy. Despite its secluded feel its just 30 minutes to Bentonville and only 15 minutes to Rogers Downtown. For those looking for outdoor fun, 7 minutes to public lake access and 11 minutes to Pea Ridge National Military Park. Come see this country gem before it is gone!

Key facts

• Country living
• Walk-in closets
• Eat-in kitchen

Tags

• LARGE DETACHED GARAGE
• FULLY FENCED YARD
• EAT-IN KITCHEN
• WALK-IN CLOSETS
• LAKE ACCESS
• COUNTRY LIVING

Property features AI

Finance

• HOA & community: Monthly HOA/association fee (frequency listed); Community amenities include biking, lake access, and trails/paths

Exterior

• Parking: Detached garage; 2 covered parking spaces
• Utilities: Electricity available; Public water; Septic available (septic tank)
• Home design: Single-story home
• Construction: Masonite exterior; Asphalt shingle roof; Block foundation with tie-downs; Built with tie down foundation system
• Exterior features: Gravel driveway; Deck; Patio; Chain link fencing in back yard; Landscaped yard; Sloped and wooded lot; Outside city limits; County road frontage; Views/near Beaver Lake

Interior

• Kitchen: Dishwasher; Electric oven; Eat-in kitchen
• Bedrooms: Bedrooms located on the main level (two bedrooms listed)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom layout; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-32 ($-385/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (14.5% below list).
• Recommended offer: $175k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#182 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank Tillery Elem. School (math 57% / reading 40%, grade D, #109 of 454 statewide, top 25%, 527 students, 66% FRL); Lingle Middle School (math 45% / reading 48%, grade D+, #49 of 201 statewide, top 26%, 766 students, 56% FRL); Rogers Heritage High School (math 25% / reading 35%, grade F, #138 of 292 statewide, top 48%, 2,080 students, 48% FRL).
• Market conditions: Rents rising fast (+10.0%/yr); 529 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

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.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 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 $105k; list at $205k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,274 (14.5% 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 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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: 0.85% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $197,568
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11258 Silver Cloud Trl	0.05mi	2/2.0 (-1)	1,710 (+9%)	3mo	$214,999	$126	75

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.55×
• Total profit: $-25,970
• Equity at exit: $30,566

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $17,024
• Equity at exit: $17,725

Cash invested: $57,400 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 529
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-32

Break-even live

Break-even rent $1,793

Max offer price $200,363

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $39	+0% $-32	+5% $-103	+10% $-174
Rent	-10% $-171	-5% $-101	+0% $-32	+5% $37	+10% $106
Rate	-1.0pp $71	-0.5pp $20	base $-32	+0.5pp $-85	+1.0pp $-139

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   status $205,000 Pending 44 DOM
2. 2026-06-09
   days on market $205,000 Active 44 DOM
3. 2026-06-08
   days on market $205,000 Active 43 DOM
4. 2026-06-07
   days on market $205,000 Active 42 DOM
5. 2026-06-05
   days on market $205,000 Active 39 DOM
6. 2026-06-03
   days on market $205,000 Active 38 DOM
7. 2026-06-02
   days on market $205,000 Active 37 DOM
8. 2026-06-01
   days on market $205,000 Active 36 DOM
9. 2026-05-31
   days on market $205,000 Active 35 DOM
10. 2026-05-31
    days on market $205,000 Active 34 DOM
11. 2026-05-21
    price $205,000
12. 2026-04-26
    listed $210,000 Active
13. 2018-12-05
    soldstatus $105,100
14. 2018-11-29
    soldstatus $105,000 404-char remark

    Show marketing remark (404 chars)

    Short commute with a country feel. This adorable home has been with the same family since it was built and it has been their pride and joy. Despite its secluded feel its just 30 minutes to Bentonville and only 15 minutes to Rogers Downtown. For those looking for outdoor fun, 7 minutes to public lake access and 11 minutes to Pea Ridge National Military Park. Come see this country gem before it is gone!

15. 2018-06-27
    listed $100,000 404-char remark

    Show marketing remark (404 chars)

    Short commute with a country feel. This adorable home has been with the same family since it was built and it has been their pride and joy. Despite its secluded feel its just 30 minutes to Bentonville and only 15 minutes to Rogers Downtown. For those looking for outdoor fun, 7 minutes to public lake access and 11 minutes to Pea Ridge National Military Park. Come see this country gem before it is gone!

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,033
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,964
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $546/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Avoca

• Score: 64/100
• State rank: #182
• US rank: #14576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• 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

+105.0% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $205,000 NWARMLS
• 2026-04-26 Listed $210,000 NWARMLS
• 2018-12-05 Sold (Public Records) $105,100 Public Records
• 2018-11-29 Sold (MLS) $105,000 NWARMLS
• 2018-06-27 Listed $100,000 NWARMLS

Property tax history

-2.4%/yr

Latest (2025): $303 · -17.8% YoY. Source: county tax records.