902 White Oak St · Elkins, AR 72727

$280,000

4 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 26 Days on market

Built 2010 Est $272k · at est.

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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 +10.3/30.0
• Appreciation +6.6/10.0
• ARV discount +6.2/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Welcome home to this beautiful 4-bedroom, 2-bath brick home nestled in the desirable Oakleaf Manor subdivision! With 1,431 sq ft of thoughtfully designed living space, this home offers the perfect blend of comfort, style, and peaceful surroundings. Step inside to find hardwood flooring flowing through the living room and hallway, complemented by ceramic tile in the kitchen, entryway, and bathrooms. Cozy carpeted bedrooms provide the perfect retreat for rest and relaxation. The heart of the home features stunning granite countertops and a warm, inviting gas fireplace & acirc; & euro; & rdquo; perfect for gathering with family or entertaining guests. Enjoy serene countryside views

Key facts

• Hardwood flooring
• Newer fence
• Gas fireplace

Tags

• HARDWOOD FLOORING
• CERAMIC TILE
• GRANITE COUNTERTOPS
• GAS FIREPLACE
• COUNTRYSIDE VIEWS
• NEWER FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (31.0% below list).
• Recommended offer: $193k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Elkins — 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 64/100 on livability (#186 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Elkins School District (rural): math 43% / reading 40% proficiency, ranked #57 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elkins Elem. Primary School (321 students, 49% FRL); Elkins Middle School (math 43% / reading 43%, grade D-, #70 of 201 statewide, top 38%, 348 students, 44% FRL); Elkins High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 418 students, 36% FRL).
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.3% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $280k implies a 100% gain — meaningful room to come down on a strong offer.

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 $193,194 (31.0% 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. 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?
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: 0.69% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $272,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
958 Raspberry St	0.25mi	3/2.0 (-1)	1,385 (-3%)	3mo	$265,000	$191	76
969 Macy Lane, Elkins, AR Macy Ln	0.43mi	3/2.0 (-1)	1,438 (+1%)	1mo	$275,000	$191	72
983 Jessica Leigh St	0.47mi	3/2.0 (-1)	1,422 (-0%)	4mo	$255,000	$179	69
559 Elk Ave	0.36mi	3/2.0 (-1)	1,320 (-7%)	2mo	$252,000	$191	65
1354 Laurie Ln	0.26mi	3/2.0 (-1)	1,287 (-10%)	2mo	$255,000	$198	64
445 Saydi St	0.58mi	4/2.0	1,470 (+3%)	5mo	$260,950	$178	63
446 Saydi St	0.57mi	3/2.0 (-1)	1,480 (+4%)	5mo	$267,200	$181	58
1063 Jessica Leigh St	0.48mi	3/2.0 (-1)	1,539 (+8%)	2mo	$301,700	$196	58
1306 White River Rd	0.55mi	3/2.0 (-1)	1,304 (-8%)	1mo	$267,500	$205	54
895 Hilda Ln	0.75mi	3/2.0 (-1)	1,355 (-5%)	1mo	$271,200	$200	51
1277 Fox Trail Dr	0.62mi	3/2.0 (-1)	1,586 (+11%)	1mo	$232,000	$146	46
1106 Jennifer Ann Ln	0.72mi	3/2.0 (-1)	1,288 (-10%)	5mo	$246,000	$191	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.35×
• Total profit: $27,673
• Equity at exit: $129,994

10-year hold

• IRR: 8.8%
• Equity multiple: 2.37×
• Total profit: $107,363
• Equity at exit: $203,578

Cash invested: $78,400 (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 72727

• Home prices YoY: 1.1%
• Active inventory: 131
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-154

Break-even live

Break-even rent $2,126

Max offer price $252,880

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-74	+0% $-154	+5% $-233	+10% $-312
Rent	-10% $-306	-5% $-230	+0% $-154	+5% $-77	+10% $-1
Rate	-1.0pp $-13	-0.5pp $-82	base $-154	+0.5pp $-226	+1.0pp $-300

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Prairie View Ave Elkins, AR	3.0	2.0	1522	$1,550	$1.02	23d	1	0.73mi

Listing history 18 events

1. 2026-06-21
   days on market $280,000 Active 26 DOM
2. 2026-06-18
   days on market $280,000 Active 23 DOM
3. 2026-06-17
   days on market $280,000 Active 22 DOM
4. 2026-06-16
   days on market $280,000 Active 21 DOM
5. 2026-06-15
   days on market $280,000 Active 20 DOM
6. 2026-06-14
   days on market $280,000 Active 18 DOM
7. 2026-06-10
   days on market $280,000 Active 15 DOM
8. 2026-06-09
   days on market $280,000 Active 14 DOM
9. 2026-06-08
   days on market $280,000 Active 13 DOM
10. 2026-06-07
    days on market $280,000 Active 12 DOM
11. 2026-06-05
    days on market $280,000 Active 9 DOM
12. 2026-06-03
    days on market $280,000 Active 8 DOM
13. 2026-06-02
    days on market $280,000 Active 7 DOM
14. 2026-06-01
    days on market $280,000 Active 6 DOM
15. 2026-05-31
    days on market $280,000 Active 5 DOM
16. 2026-05-31
    days on market $280,000 Active 4 DOM
17. 2026-05-26
    listed $280,000 Active
18. 2019-06-25
    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: $1,137 · $95/mo
• Projected year-2 tax: $1,792 · $149/mo
• Expected delta: +$655/yr (+$55/mo · 57.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 21 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: $23,183
• − Mortgage interest: −$15,684
• − Property taxes: −$1,137
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$8,145
• Taxable loss: −$6,893
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $-188/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: Elkins School District
• NCES district ID: 0505760
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,357
• Composite: 35.69/100
• National rank: #4867
• State rank: #57 of 238 in AR

Livability — Elkins

• Score: 64/100
• State rank: #186
• US rank: #14848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkins, AR
• County: Washington County · 252,056 people
• City population: 6,703
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 6,703
• Household income: $75,402
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 5.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.26%
• Current HPI: 310.3549
• 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

+100.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $280,000 FSBO.com
• 2019-06-25 Sold (Public Records) $140,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,137 · -2.1% YoY. Source: county tax records.