1004 Deerfield Mdw · Siloam Springs, AR 72761

$305,000

3 bd · 2.5 ba · 1,813 sqft · SingleFamily public records · 7 Days on market

Built 1997 0.25 ac lot $168/sqft · 10% below area Est $336k · 9% under

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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 +12.0/30.0
• ARV discount +11.6/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold!

Key facts

• Bright sunroom
• Nearby schools
• 0.25 acre lot

Tags

• DEDICATED OFFICE AREA
• BRIGHT SUNROOM
• FULLY FENCED BACKYARD
• NEARBY SCHOOLS
• PAVED WALKING AND BIKING PATHS

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include biking, trails/paths, and proximity to schools

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Sewer available
• Home design: Single-story home; Brick and stucco exterior; Architectural shingle roof; Has home warranty; Block foundation
• Construction: Built 25 or more years ago; Brick and stucco construction; Architectural shingle roof; Block foundation
• Exterior features: Concrete driveway; Deck; Backyard with wood privacy fence; Cleared, level lot; Paved road access; Lot dimensions approximately 78 x 137

Interior

• Kitchen: Electric range with smooth cooktop; Self-cleaning oven; Microwave and microwave hood fan; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Built-in features throughout; Ceiling fans; Window treatments; Sunroom; Double-pane windows; Blinds
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-73 ($-878/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.5% below list).
• Recommended offer: $227k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Siloam Springs — 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 74/100 on livability (#17 in AR, #4,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Siloam Springs School District (town): math 44% / reading 40% proficiency, ranked #53 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delbert Pete & Pat Allen Ele (667 students, 62% FRL); Siloam Springs Intermediate School (math 44% / reading 42%, grade D-, #70 of 201 statewide, top 38%, 700 students, 59% FRL); Siloam Springs High School Conversion Charter (math 33% / reading 37%, grade F, #90 of 292 statewide, top 31%, 1,402 students, 49% FRL, charter).
• Market conditions: 371 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 36% of the median local income ($76k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $227,252 (25.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $335,598
• List price: $305,000
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 W Taylor St	0.20mi	3/2.0	1,874 (+3%)	6mo	$324,875	$173	78
1409 Hunter Rdg	0.20mi	4/2.0 (+1)	2,015 (+11%)	6mo	$315,000	$156	60
606 Gail Dr	0.29mi	4/2.0 (+1)	1,654 (-9%)	8mo	$250,000	$151	59
306 Misti Ct	0.74mi	3/2.0	1,897 (+5%)	1mo	$314,000	$166	55
2308 N Presley St	0.70mi	3/2.0	1,685 (-7%)	3mo	$354,300	$210	51
505 Cattleman Ln	0.61mi	3/2.0	1,621 (-11%)	2mo	$299,000	$184	50
710 W University St	0.73mi	3/2.5	1,974 (+9%)	3mo	$320,000	$162	49
608 W Worchester	0.39mi	4/2.0 (+1)	1,597 (-12%)	7mo	$284,600	$178	49
2105 N Dagan St	0.45mi	4/2.0 (+1)	2,068 (+14%)	2mo	$392,900	$190	47
503 N Wright St	0.72mi	3/1.5	1,696 (-6%)	8mo	$230,000	$136	45
511 N Wright St	0.70mi	3/2.0	1,640 (-10%)	6mo	$185,000	$113	44
605 N Wright St	0.68mi	4/2.0 (+1)	1,689 (-7%)	7mo	$315,000	$187	44

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-54,194
• Equity at exit: $45,476

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-53,647
• Equity at exit: $26,371

Cash invested: $85,400 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 371
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-73

Break-even live

Break-even rent $2,365

Max offer price $292,080

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $13	+0% $-73	+5% $-159	+10% $-246
Rent	-10% $-253	-5% $-163	+0% $-73	+5% $17	+10% $106
Rate	-1.0pp $80	-0.5pp $4	base $-73	+0.5pp $-152	+1.0pp $-233

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	16d	1	0.67mi
400 Cattleman Ln Siloam Springs, AR	3.0	2.0	1525	$1,800	$1.18	25d	1	0.67mi
2304 N Presley St Siloam Springs, AR	4.0	3.0	2148	$2,150	$1.00	25d	1	0.71mi
2303 N Presley St Siloam Springs, AR	4.0	3.0	2148	$2,150	$1.00	25d	1	0.72mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	16d	1	0.72mi
504 W Christopher Dr Siloam Springs, AR	3.0	2.0	1316	$1,325	$1.01	23d	1	0.88mi
603 W Christopher Dr Unit A Siloam Springs, AR	3.0	2.0	1227	$1,400	$1.14	16d	1	0.90mi
2701 N Denver St Siloam Springs, AR	3.0	2.0	1316	$1,325	$1.01	25d	1	0.92mi
2010 W Central St Unit 1520931P Siloam Springs, AR	4.0	2.0	1894	$3,631	$1.92	16d	1	0.95mi
605 W Loren Dr Unit A Siloam Springs, AR	3.0	2.0	1227	$1,400	$1.14	16d	1	0.96mi
2802 N Teresa Dr Unit A Siloam Springs, AR	3.0	2.0	1227	$1,400	$1.14	16d	1	0.97mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	23d	1	1.07mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	16d	1	1.19mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	16d	1	1.20mi
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	16d	1	1.22mi
1107 E Ken Leach Siloam Springs, AR	3.0	2.0	1398	$1,500	$1.07	23d	1	1.24mi

Listing history 7 events

1. 2026-05-15
   listed $305,000 Active 980-char remark
2. 2022-05-27
   soldstatus $285,000 Closed 240-char remark

   Show marketing remark (5 chars)

   Sold!

3. 2022-05-27
   soldstatus $285,000

   Show marketing remark (5 chars)

   Sold!

4. 2022-05-27
   listed $285,000

   Show marketing remark (5 chars)

   Sold!

5. 2022-05-03
   status Pending 240-char remark

   Show marketing remark (240 chars)

   Great Location! Nice home in an established neighborhood. A Three bedroom two bath home with sunroom. Square footage of sunroom is not included in the total square footage. Nice large backyard with privacy fence. Home is wired for security.

6. 2022-05-02
   listed $272,000 Active 240-char remark

   Show marketing remark (240 chars)

   Great Location! Nice home in an established neighborhood. A Three bedroom two bath home with sunroom. Square footage of sunroom is not included in the total square footage. Nice large backyard with privacy fence. Home is wired for security.

7. 2004-03-26
   soldstatus $140,000

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$249/yr (+$21/mo · 14.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $27,270
• − Mortgage interest: −$17,085
• − Property taxes: −$1,703
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$8,873
• Taxable loss: −$6,278
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $629/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: Siloam Springs School District
• NCES district ID: 0512450
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $46,222
• Composite: 35.81/100
• National rank: #4828
• State rank: #53 of 238 in AR

Livability — Siloam Springs

• Score: 74/100
• State rank: #17
• US rank: #4621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siloam Springs, AR
• County: Benton County · 259,241 people
• City population: 24,745
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 24,745
• Household income: $76,122
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 176.0

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 58% Two or more races 24% Hispanic / Latino 19% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 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: ▼ -45.93%
• Current HPI: 291.1062
• Rent YoY: —
• 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

+117.9% since first listed

8 events — show timeline

• 2026-05-22 Pending — NWARMLS
• 2026-05-15 Listed $305,000 NWARMLS
• 2022-05-27 Listed $285,000 WRVBOR
• 2022-05-27 Sold (MLS) $285,000 NWARMLS
• 2022-05-27 Sold (MLS) $285,000 WRVBOR
• 2022-05-03 Pending — NWARMLS
• 2022-05-02 Listed $272,000 NWARMLS
• 2004-03-26 Sold (Public Records) $140,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,703 · +1.6% YoY. Source: county tax records.