720 Kansas St · Springdale, AR 72764

$139,900

2 bd · 1.0 ba · 995 sqft · SingleFamily public records · 59 Days on market

Built 1944 8,712 sqft lot $141/sqft · 32% below area Est $206k · 32% under

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, DIY enthusiasts, and visionary homeowners! Situated on a corner lot in Springdale, this 1944 single-family home offers a rare opportunity to create something special right in town. Whether you’re searching for your next flip, investment property, or a home to customize from the ground up, this property is full of potential and ready for your vision. A true blank canvas with endless possibilities, this is your chance to bring new life to a home in a convenient in-town location. //AGENT OWNED//

Key facts

• In town location
• Corner lot
• 8,712 sq ft lot

Tags

• CORNER LOT
• IN TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.1% below list).
• Recommended offer: $120k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Elmdale Elementary School (math 38% / reading 23%, grade F, #298 of 454 statewide, top 67%, 547 students, 88% 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 schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 370 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 of loan paydown is wiped out by about $4k 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 59 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $120,239 (14.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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 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. 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: 0.86% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $205,941
• List price: $139,900
• Delta: -32.07%
• 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
414 W Price Ave	0.42mi	3/1.0 (+1)	1,008 (+1%)	2mo	$228,768	$227	72
1515 Greenlawn Dr	0.40mi	3/1.5 (+1)	1,025 (+3%)	1mo	$230,000	$224	68
500 W Center Ave	0.43mi	2/1.0	1,092 (+10%)	1mo	$255,000	$234	63
401 Price Ave	0.45mi	2/1.0	1,077 (+8%)	3mo	$290,000	$269	63
1513 Greenlawn Dr	0.40mi	3/1.0 (+1)	904 (-9%)	1mo	$130,000	$144	60
402 W Center Ave	0.46mi	3/1.0 (+1)	1,064 (+7%)	3mo	$300,000	$282	60
1204 W Center Ave	0.27mi	3/2.0 (+1)	1,128 (+13%)	1mo	$290,000	$257	55
1620 E Steele Ave	0.59mi	3/1.0 (+1)	992 (-0%)	14mo	$205,000	$207	55
710 Mill St	0.59mi	2/1.0	888 (-11%)	4mo	$265,000	$298	51
526 Spring St	0.62mi	3/1.0 (+1)	1,038 (+4%)	13mo	$176,000	$170	48
1804 Shelby Ave	0.63mi	3/1.0 (+1)	1,086 (+9%)	7mo	$225,000	$207	45
1803 Shelby Ave	0.63mi	3/1.0 (+1)	1,131 (+14%)	10mo	$220,000	$195	35

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-16,906
• Equity at exit: $20,860

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-7,878
• Equity at exit: $12,096

Cash invested: $39,172 (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 72764

• Rents YoY: 2.9%
• Active inventory: 370
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $94

Break-even live

Break-even rent $1,084

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $173	-5% $133	+0% $94	+5% $54	+10% $15
Rent	-10% $-1	-5% $46	+0% $94	+5% $141	+10% $189
Rate	-1.0pp $164	-0.5pp $129	base $94	+0.5pp $57	+1.0pp $21

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Virginia St Unit 202 Springdale, AR	3.0	1.0	740	$1,025	$1.39	46d	1	0.08mi
606 Virginia St Unit 201 Springdale, AR	3.0	1.0	740	$1,025	$1.39	25d	1	0.08mi
606 Virginia St Apt 102 Springdale, AR	3.0	1.0	740	$1,025	$1.39	16d	1	0.09mi
811 N Pleasant St Apt E Springdale, AR	1.0	1.0	560	$975	$1.74	46d	1	0.11mi
811 N Pleasant St Apt F Springdale, AR	2.0	1.0	780	$1,250	$1.60	46d	1	0.11mi
815 N Pleasant St Unit C Springdale, AR	2.0	1.0	700	$1,250	$1.79	46d	1	0.13mi
610 Sherman St Unit 612 Springdale, AR	2.0	1.0	650	$975	$1.50	25d	1	0.25mi
628 W Price Ave Springdale, AR	1.0	1.5	840	$1,250	$1.49	46d	1	0.37mi
126 Rhodes Ave Springdale, AR	1.0	1.0	624	$900	$1.44	46d	1	0.67mi
202 E Emma Ave Springdale, AR	2.0	1.0	740	$1,650	$2.23	16d	2	0.74mi
400 N Campbell Dr Unit D Springdale, AR	2.0	1.0	745	$925	$1.24	46d	1	0.89mi
2008 Theodore Dr Unit D Springdale, AR	2.0	1.0	745	$925	$1.24	25d	1	0.94mi
329 Berry St Unit 204 Springdale, AR	2.0	1.0	923	$1,050	$1.14	46d	1	0.94mi
329 Berry St Unit 204 Springdale, AR	2.0	1.0	923	$1,050	$1.14	16d	1	0.94mi
1705 N Lowell Rd Springdale, AR	2.0	1.0	850	$1,125	$1.32	46d	1	0.94mi
505 E Emma Ave Springdale, AR	2.0	1.0–2.0	885	$2,261	$2.55	15d	127	0.95mi
305 Berry St Unit 305-204 Springdale, AR	2.0	1.0	771	$1,195	$1.55	46d	1	0.96mi
305 Berry St Unit 305-203 Springdale, AR	2.0	1.0	663	$1,150	$1.73	46d	1	0.96mi
1216 Highland Ave Unit B Springdale, AR	2.0	1.0	1100	$1,200	$1.09	16d	1	0.97mi
100 Josie Pl Unit B Springdale, AR	3.0	2.0	990	$1,350	$1.36	25d	1	1.00mi
208 Josie Pl Unit A Springdale, AR	3.0	2.0	990	$1,350	$1.36	46d	1	1.01mi
702 E Johnson Ave Unit B Springdale, AR	2.0	1.0	880	$1,350	$1.53	16d	1	1.01mi
702 E Johnson Ave Unit A Springdale, AR	2.0	1.0	880	$1,350	$1.53	46d	1	1.01mi
700 E Johnson Ave Unit B Springdale, AR	2.0	1.0	830	$1,350	$1.63	46d	1	1.01mi
704 E Johnson Ave Unit A Springdale, AR	2.0	1.0	855	$1,350	$1.58	16d	1	1.02mi
704 E Johnson Ave Unit B Springdale, AR	2.0	1.0	855	$1,300	$1.52	16d	1	1.02mi
706 E Johnson Ave Unit B Springdale, AR	2.0	1.0	855	$1,300	$1.52	16d	1	1.03mi
111 Josie Pl Unit B Springdale, AR	3.0	2.0	990	$1,350	$1.36	25d	1	1.03mi
708 E Johnson Ave Unit B Springdale, AR	2.0	1.0	855	$1,300	$1.52	16d	1	1.03mi
205 Josie Pl Unit A Springdale, AR	3.0	2.0	990	$1,350	$1.36	25d	1	1.05mi
309 Park St Springdale, AR	1.0	1.0	535	$1,050	$1.96	23d	2	1.10mi
309 1/2 Park St Apt D Springdale, AR	1.0	1.0	535	$1,050	$1.96	23d	1	1.10mi
2353 N Lowell Rd Springdale, AR	2.0	2.0	925	$1,162	$1.26	16d	8	1.11mi
612 Allen Ave Apt A Springdale, AR	1.0	1.0	535	$1,025	$1.92	25d	1	1.13mi
409 Park St Unit C Springdale, AR	2.0	1.0	765	$1,050	$1.37	46d	1	1.16mi
407 Park St Apt C Springdale, AR	2.0	1.0	765	$1,050	$1.37	46d	1	1.17mi
419 S Cleveland St Unit B Springdale, AR	2.0	1.0	816	$1,195	$1.46	23d	1	1.22mi
380 Strawberry Meadows Pl Springdale, AR	1.0	1.0	550	$900	$1.64	16d	7	1.22mi
580 E Randall Wobbe Ln Springdale, AR	2.0	1.0	675	$1,175	$1.74	16d	26	1.23mi
257 Arborside Rd Springdale, AR	1.0–2.0	1.0–2.5	1022	$1,575	$1.54	16d	10	1.28mi

Listing history 25 events

1. 2026-06-22
   days on market $139,900 Active 59 DOM
2. 2026-06-18
   days on market $139,900 Active 56 DOM
3. 2026-06-17
   days on market $139,900 Active 55 DOM
4. 2026-06-16
   days on market $139,900 Active 54 DOM
5. 2026-06-15
   days on market $139,900 Active 53 DOM
6. 2026-06-14
   days on market $139,900 Active 51 DOM
7. 2026-06-10
   pricedays on market $139,900 Active 48 DOM
8. 2026-06-09
   days on market $145,000 Active 47 DOM
9. 2026-06-08
   days on market $145,000 Active 46 DOM
10. 2026-06-07
    days on market $145,000 Active 45 DOM
11. 2026-06-05
    days on market $145,000 Active 42 DOM
12. 2026-06-03
    days on market $145,000 Active 41 DOM
13. 2026-06-02
    days on market $145,000 Active 40 DOM
14. 2026-06-01
    days on market $145,000 Active 39 DOM
15. 2026-05-31
    days on market $145,000 Active 38 DOM
16. 2026-05-31
    days on market $145,000 Active 37 DOM
17. 2026-05-18
    status Active 526-char remark

    Show marketing remark (526 chars)

    Calling all investors, DIY enthusiasts, and visionary homeowners! Situated on a corner lot in Springdale, this 1944 single-family home offers a rare opportunity to create something special right in town. Whether you’re searching for your next flip, investment property, or a home to customize from the ground up, this property is full of potential and ready for your vision. A true blank canvas with endless possibilities, this is your chance to bring new life to a home in a convenient in-town location. //AGENT OWNED//

18. 2026-05-12
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Calling all investors, DIY enthusiasts, and visionary homeowners! Situated on a corner lot in Springdale, this 1944 single-family home offers a rare opportunity to create something special right in town. Whether you’re searching for your next flip, investment property, or a home to customize from the ground up, this property is full of potential and ready for your vision. A true blank canvas with endless possibilities, this is your chance to bring new life to a home in a convenient in-town location. //AGENT OWNED//

19. 2026-04-16
    listed $145,000 Active 526-char remark

    Show marketing remark (526 chars)

    Calling all investors, DIY enthusiasts, and visionary homeowners! Situated on a corner lot in Springdale, this 1944 single-family home offers a rare opportunity to create something special right in town. Whether you’re searching for your next flip, investment property, or a home to customize from the ground up, this property is full of potential and ready for your vision. A true blank canvas with endless possibilities, this is your chance to bring new life to a home in a convenient in-town location. //AGENT OWNED//

20. 2026-03-24
    soldstatus $110,000
21. 2006-05-09
    soldstatus $85,000
22. 1995-11-30
    soldstatus $52,000
23. 1991-03-29
    soldstatus $44,000
24. 1990-04-25
    soldstatus $21,500
25. 1987-06-12
    soldstatus $30,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$125/yr (+$10/mo · 16.2%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,429
• − Mortgage interest: −$7,837
• − Property taxes: −$770
• − Insurance: −$700
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,070
• Taxable loss: −$1,256
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,426/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): 58,719
• Household income: $65,898
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1352.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 28% Pacific Islander 11% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada
• Languages at home: 58% English-only · Spanish 32% Other Asian/Pacific 9% Russian/Polish/Slavic 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: ▼ -269.05%
• Current HPI: 297.924
• Rent YoY: ▲ 2.87%
• 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

+383.3% since first listed

9 events — show timeline

• 2026-05-18 Relisted — NWARMLS
• 2026-05-12 Pending — NWARMLS
• 2026-04-16 Listed $145,000 NWARMLS
• 2026-03-24 Sold (Public Records) $110,000 Public Records
• 2006-05-09 Sold (Public Records) $85,000 Public Records
• 1995-11-30 Sold (Public Records) $52,000 Public Records
• 1991-03-29 Sold (Public Records) $44,000 Public Records
• 1990-04-25 Sold (Public Records) $21,500 Public Records
• 1987-06-12 Sold (Public Records) $30,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $770 · +8.5% YoY. Source: county tax records.