17932 Pine Ridge Rd · Springdale, AR 72764

$98,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 18 Days on market

Built 1999 0.44 ac lot $85/sqft · 73% below area ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Positioned on a secluded . 44-acre lot, this property offers a rare opportunity for an investment project or a private cabin retreat in a prime location, now featuring a freshly graveled driveway for easy access. You are situated just minutes from Bryce's White River Marine and Don Roufa Beaver Lake access ramp, providing immediate entry to the area's best fishing and boating. The structure requires renovation but features a solid footprint for those looking to build equity in a high-demand outdoor corridor. Property sold as is.

Key facts

• Investment project
• Secluded lot
• Solid footprint

Tags

• SECLUDED LOT
• FRESHLY GRAVELED DRIVEWAY
• PRIVATE CABIN RETREAT
• INVESTMENT PROJECT
• SOLID FOOTPRINT

Property features AI

Finance

• HOA & community: Association fees billed monthly

Exterior

• Parking: Gravel driveway parking
• Utilities: Electricity available; Propane; Public water available; Septic system available (septic tank)
• Home design: Single-story home; Residential property; Metal siding; Metal roof; Slab foundation
• Construction: Metal siding construction; Metal roof; Built 25+ years ago; Slab foundation
• Exterior features: Gravel driveway; Rural, secluded, wooded lot; Outside city limits; Not in a subdivision; Private and public road frontage; gravel road surface

Interior

• Kitchen: Countertop appliances; Refrigerator
• Bedrooms: Two main-level bedrooms (each approx. 10 x 11.5); Additional main-level room approx. 12.5 x 11 (use flexible)
• Flooring: Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Wood-burning fireplace in the living room; Vinyl flooring
• Laundry & utility: Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 3.3% 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: schools D+, commute D+, employment 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.
• Market conditions: Rents rising (+2.9%/yr); 369 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 + 2.9% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.18%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $367,197
• List price: $98,000
• Delta: -73.31%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.87% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.54×
• Total profit: $42,378
• Equity at exit: $14,612

10-year hold

• IRR: 43.0%
• Equity multiple: 5.05×
• Total profit: $111,186
• Equity at exit: $8,473

Cash invested: $27,440 (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: 369
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $919

Break-even live

Break-even rent $783

Max offer price $98,000

Occupancy floor 48%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18440 Ponderosa Dr Unit 1221883P Springdale, AR	2.0	2.0	990	$8,808	$8.90	43d	1	1.43mi

Listing history 8 events

1. 2026-06-18
   days on market $98,000 Active 18 DOM
2. 2026-06-18
   status $98,000 Active 17 DOM
3. 2026-05-11
   listed $120,000 Active 534-char remark
4. 2024-10-16
   price $95,000
5. 2024-10-02
   price $85,000
6. 2024-07-12
   price $115,000
7. 2024-06-18
   price $98,000
8. 2024-05-13
   price $115,000

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $763 · $64/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 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $23,349
• − Mortgage interest: −$5,490
• − Property taxes: −$763
• − Insurance: −$490
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$2,851
• Taxable income: $10,020
• Est. tax owed @ 24.0%: −$2,405
• After-tax cash flow: $8,621/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

• 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

-14.8% since first listed

10 events — show timeline

• 2026-06-18 Relisted — NWARMLS
• 2026-05-28 Pending — NWARMLS
• 2026-05-26 Price Changed $98,000 NWARMLS
• 2026-05-20 Price Changed $105,000 NWARMLS
• 2026-05-11 Listed $120,000 NWARMLS
• 2024-10-16 Price Changed $95,000 NWARMLS
• 2024-10-02 Price Changed $85,000 NWARMLS
• 2024-07-12 Price Changed $115,000 NWARMLS
• 2024-06-18 Price Changed $98,000 NWARMLS
• 2024-05-13 Price Changed $115,000 NWARMLS

Property tax history

+17.8%/yr

Latest (2025): $763 · +6.9% YoY. Source: county tax records.