327 Smith St · West Fork, AR 72774

$315,000

4 bd · 2.0 ba · 1,726 sqft · SingleFamily · 636 Days on market

Built 2024 9,583 sqft lot Est $330k · at est. ↓ 6% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +8.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

great new home in exciting new subdivision use our preferred lender (Momentum Loans) get a free 1% rate buy down or get $2500.00 in byers closing cost. Or get 0 down to qualified buyers with an RD loan. Refrigerator included. Home is priced at $182.50 sf compared to $200,00+ sf for the rest of the homes listed in this subdivision. Great opportunity for big equity for home buyers or investors investors.

Key facts

• 9,583 sq ft lot
• Garage
• Built 2024

Tags

• EXCITING NEW SUBDIVISION

Property features AI

Finance

• HOA & community: Monthly association fee; Community features: curbs, sidewalks, near schools, shopping

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available; Natural gas not available
• Home design: Single-story home; New construction; Residential zoning
• Construction: Brick and concrete construction; Asphalt shingle roof; Slab foundation; Home comes with a home warranty
• Exterior features: Covered patio; Concrete driveway; Partial fencing; Landscaped, cleared and level city lot in a subdivision; Public paved road frontage; Located in a central business district

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Disposal; Microwave; Plumbed for ice maker; Granite counters; Pantry; Eat-in kitchen; ENERGY STAR qualified appliances
• Bedrooms: Bedrooms on a single-level (one-story home)
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Cathedral ceilings; Central vacuum; Eat-in kitchen; Granite counters; Pantry; Walk-in closet(s); Window treatments; Double pane vinyl windows with blinds; ENERGY STAR qualified windows and appliances
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 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 $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 636 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 636 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $329,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
393 Smith St	0.01mi	3/2.0 (-1)	1,669 (-3%)	5mo	$318,100	$191	84
378 Hidden Creek Pl	0.12mi	3/2.0 (-1)	1,693 (-2%)	6mo	$285,900	$169	81
339 Smith St	0.01mi	4/2.0	1,567 (-9%)	4mo	$323,446	$206	80
338 Hidden Creek Pl	0.15mi	3/2.0 (-1)	1,674 (-3%)	3mo	$283,900	$170	80
365 Smith St	0.01mi	3/2.0 (-1)	1,556 (-10%)	3mo	$306,000	$197	76
277 S Campbell Ave	0.43mi	3/2.0 (-1)	1,740 (+1%)	1mo	$258,000	$148	73
359 Smith St	0.01mi	3/2.0 (-1)	1,536 (-11%)	4mo	$292,950	$191	72
377 Smith St	0.01mi	3/2.0 (-1)	1,496 (-13%)	6mo	$299,450	$200	67
686 W Thornstone Ave	0.56mi	3/2.0 (-1)	1,740 (+1%)	9mo	$307,500	$177	60
696 E Thornstone Ave	0.61mi	3/2.0 (-1)	1,650 (-4%)	3mo	$267,500	$162	57
183 Thornstone St	0.64mi	3/2.0 (-1)	1,760 (+2%)	8mo	$310,000	$176	55
171 Thornstone St	0.65mi	3/2.0 (-1)	1,702 (-1%)	9mo	$325,000	$191	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $24,394
• Equity at exit: $46,968

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $118,557
• Equity at exit: $27,235

Cash invested: $88,200 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,254 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $1,183

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,401	-5% $1,292	+0% $1,183	+5% $1,075	+10% $966
Rent	-10% $847	-5% $1,015	+0% $1,183	+5% $1,351	+10% $1,519
Rate	-1.0pp $1,342	-0.5pp $1,264	base $1,183	+0.5pp $1,102	+1.0pp $1,019

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $315,000 Active 636 DOM
2. 2026-06-17
   days on market $315,000 Active 635 DOM
3. 2026-06-16
   days on market $315,000 Active 634 DOM
4. 2026-06-15
   days on market $315,000 Active 633 DOM
5. 2026-06-14
   days on market $315,000 Active 631 DOM
6. 2026-06-13
   days on market $315,000 Active 630 DOM
7. 2026-06-10
   days on market $315,000 Active 628 DOM
8. 2026-06-09
   days on market $315,000 Active 627 DOM
9. 2026-06-08
   days on market $315,000 Active 626 DOM
10. 2026-06-07
    days on market $315,000 Active 625 DOM
11. 2026-06-05
    days on market $315,000 Active 622 DOM
12. 2026-06-03
    days on market $315,000 Active 621 DOM
13. 2026-06-02
    days on market $315,000 Active 620 DOM
14. 2026-06-01
    statusdays on market $315,000 Active 619 DOM
15. 2026-04-30
    status Pending
16. 2025-09-26
    price $315,000
17. 2024-08-21
    listed $336,570 Active

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,043
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$4,083
• − Management: −$4,083
• − Depreciation: −$9,164
• Taxable income: $9,767
• Est. tax owed @ 24.0%: −$2,344
• After-tax cash flow: $11,857/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,298

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 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• Rent YoY: —
• Metro: —
• 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

-6.4% since first listed

3 events — show timeline

• 2026-04-30 Pending — NWARMLS
• 2025-09-26 Price Changed $315,000 NWARMLS
• 2024-08-21 Listed $336,570 NWARMLS