3280 Laurel Spring Cv · Springdale, AR 72762

$285,000

3 bd · 2.0 ba · 1,423 sqft · SingleFamily public records · 110 Days on market

Built 2015 8,712 sqft lot $200/sqft · 12% below area Est $332k · 14% under $13/mo HOA · 1% 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 +13.9/15.0
• Cash flow +8.9/30.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

Key facts

• Razorback greenway
• Split floor plan
• Back porch

Tags

• TRAIL ACCESS
• RAZORBACK GREENWAY
• NEIGHBORHOOD PARK
• JB HUNT PARK
• BACK PORCH
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (29.5% below list).
• Recommended offer: $201k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Hunt Elementary School (math 71% / reading 59%, grade B+, #22 of 454 statewide, top 5%, 842 students, 55% 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-school proficiency averages 52% at this address vs 36% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Springdale School District average implies; a family-tenant draw the district grade alone would hide.
• 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 110 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $201,035 (29.5% 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 110 days. Have you received any prior offers? Is the seller open to a 29% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $332,021
• List price: $285,000
• Delta: -14.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3280 Laurel Spring Cv	0.00mi	3/2.0	1,455 (+2%)	0mo	$265,000	$182	96
3013 Willow Spring Ct	0.19mi	3/2.0	1,459 (+2%)	15mo	$300,000	$206	74
3850 Barton Spring St	0.14mi	4/2.0 (+1)	1,499 (+5%)	8mo	$310,000	$207	73
3038 Cherry Knoll Cir	0.35mi	3/2.0	1,371 (-4%)	7mo	$285,000	$208	72
3079 Cherry Knoll Cir	0.37mi	3/2.0	1,404 (-1%)	11mo	$272,000	$194	71
3961 Cottonwood Spring Cv	0.16mi	3/2.0	1,505 (+6%)	17mo	$290,000	$193	69

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-61,441
• Equity at exit: $42,494

10-year hold

• IRR: -17.3%
• Equity multiple: 0.06×
• Total profit: $-75,014
• Equity at exit: $24,642

Cash invested: $79,800 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$119
• HOA: −$13
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-229

Break-even live

Break-even rent $2,300

Max offer price $244,532

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-148	+0% $-229	+5% $-310	+10% $-390
Rent	-10% $-388	-5% $-308	+0% $-229	+5% $-150	+10% $-70
Rate	-1.0pp $-86	-0.5pp $-157	base $-229	+0.5pp $-303	+1.0pp $-378

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Eaglecrest Cir Springdale, AR	3.0	2.0	1735	$1,750	$1.01	45d	1	0.38mi
1489 Bridgeboro Ave Springdale, AR	4.0	2.0	1738	$2,150	$1.24	45d	1	1.25mi
5071 Vista Ave Springdale, AR	3.0	2.0	1744	$2,200	$1.26	25d	1	1.37mi
5089 Vista Ave Springdale, AR	4.0	2.0	1729	$2,375	$1.37	16d	1	1.38mi
5109 Vista Ave Springdale, AR	3.0	2.0	1741	$2,250	$1.29	16d	1	1.39mi
3910 Allegheny Ter Unit B Springdale, AR	3.0	2.0	1580	$1,495	$0.95	16d	1	1.41mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 17 events

1. 2026-05-20
   status Pending 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

2. 2026-04-21
   price $285,000 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

3. 2026-04-09
   price $295,000 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

4. 2026-03-27
   price $297,500 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

5. 2026-02-13
   price $300,000 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

6. 2026-02-01
   status Active 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

7. 2026-01-20
   status Pending 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

8. 2026-01-19
   listed $310,000 Active 780-char remark

   Show marketing remark (780 chars)

   Investors and home shoppers alike. Price Reduced for quick sale - Prime location with trail access. This Spring Hill home is ideally situated near the Razorback Greenway, neighborhood park, schools and JB Hunt Park-all with quick access to I-49. The exterior features brick and siding, gutters with leaf guards, and a back porch - perfect for enjoying quiet evenings. Inside, the home offers a desirable split floor plan with a vaulted living room. The kitchen features ample counter space, generous cabinetry, and an eat-in dining area. The owner's suite includes a tray ceiling and a private bath with a walk-in shower and soaking tub. Tiled flooring in kitchen with LPV flooring throughout the living areas and bedrooms. Schedule a showing today and make this your future home!

9. 2022-03-01
   soldstatus $265,000
10. 2022-02-28
    soldstatus $265,000 Closed 558-char remark

    Show marketing remark (558 chars)

    LOCATION AND SPACE! Take a look at this Springdale home located right next to the Razorback Greenway, close to JB Hunt Park and School and minutes from I-49! Exterior offers brick and siding, guttering with leaf guards and back deck to enjoy your evenings on! Interior features split floorplan, inviting living room with vaulted ceiling, kitchen with great counterspace and cabinetry and eat-in kitchen, owner's suite with tray ceiling and bath with walk-in shower and soaking tub, tile and carpet flooring and more! Call today to tour it and make it yours!

11. 2022-01-31
    status Pending 558-char remark

    Show marketing remark (558 chars)

    LOCATION AND SPACE! Take a look at this Springdale home located right next to the Razorback Greenway, close to JB Hunt Park and School and minutes from I-49! Exterior offers brick and siding, guttering with leaf guards and back deck to enjoy your evenings on! Interior features split floorplan, inviting living room with vaulted ceiling, kitchen with great counterspace and cabinetry and eat-in kitchen, owner's suite with tray ceiling and bath with walk-in shower and soaking tub, tile and carpet flooring and more! Call today to tour it and make it yours!

12. 2022-01-19
    listed $249,000 Active 558-char remark

    Show marketing remark (558 chars)

    LOCATION AND SPACE! Take a look at this Springdale home located right next to the Razorback Greenway, close to JB Hunt Park and School and minutes from I-49! Exterior offers brick and siding, guttering with leaf guards and back deck to enjoy your evenings on! Interior features split floorplan, inviting living room with vaulted ceiling, kitchen with great counterspace and cabinetry and eat-in kitchen, owner's suite with tray ceiling and bath with walk-in shower and soaking tub, tile and carpet flooring and more! Call today to tour it and make it yours!

13. 2021-04-12
    soldstatus $183,000
14. 2021-03-10
    listed $193,000
15. 2015-12-21
    soldstatus $243,000
16. 2015-12-18
    soldstatus $123,000
17. 2015-04-18
    listed $140,999

ⓘ 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: $2,291 · $191/mo
• Projected year-2 tax: $2,291 · $191/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 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: $24,124
• − Mortgage interest: −$15,964
• − Property taxes: −$2,291
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$156
• − Depreciation: −$8,291
• Taxable loss: −$7,863
• Est. tax savings @ 24.0%: +$1,887
• After-tax cash flow: $-862/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 (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 0.62)
• 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 · 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: ▼ -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

+102.1% since first listed

17 events — show timeline

• 2026-05-20 Pending — NWARMLS
• 2026-04-21 Price Changed $285,000 NWARMLS
• 2026-04-09 Price Changed $295,000 NWARMLS
• 2026-03-27 Price Changed $297,500 NWARMLS
• 2026-02-13 Price Changed $300,000 NWARMLS
• 2026-02-01 Relisted — NWARMLS
• 2026-01-20 Pending — NWARMLS
• 2026-01-19 Listed $310,000 NWARMLS
• 2022-03-01 Sold (Public Records) $265,000 Public Records
• 2022-02-28 Sold (MLS) $265,000 NWARMLS
• 2022-01-31 Pending — NWARMLS
• 2022-01-19 Listed $249,000 NWARMLS
• 2021-04-12 Sold (MLS) $183,000 NWARMLS
• 2021-03-10 Listed $193,000 NWARMLS
• 2015-12-21 Sold (Public Records) $243,000 Public Records
• 2015-12-18 Sold (MLS) $123,000 NWARMLS
• 2015-04-18 Listed $140,999 NWARMLS

Property tax history

+19.7%/yr

Latest (2025): $2,291 · +10.1% YoY. Source: county tax records.