2855 Colten Cv · Fayetteville, AR 72701

$267,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 16 Days on market

Built 2000 0.38 ac lot $205/sqft · 37% below area Est $423k · 37% 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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained, one-owner gem. This inviting 3-bedroom, 2-bath home with a 2-car garage features a desirable split floor plan designed for comfort and privacy. The spacious eat-in kitchen includes a pantry, ample cabinetry, and plenty of storage throughout the home. The primary suite offers two closets and a private bath with double sinks for added convenience. Major updates include a new roof in December 2025 and heater replaced in 2019. Situated on a large lot with adjoining farmland to back of the property, this home is just a short 7-minute drive to Lake Sequoyah and the Elkins Sports Complex, with shopping, restaurants, and everyday conveniences nearby. Start your

Key facts

• Double sinks
• Ample cabinetry
• Private bath

Tags

• SPLIT FLOOR PLAN
• SPACIOUS EAT-IN KITCHEN
• AMPLE CABINETRY
• PRIVATE BATH
• DOUBLE SINKS
• LARGE LOT

Property features AI

Finance

• HOA & community: Monthly association fee; Community amenities include nearby park and shopping

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Vinyl siding; Shingle architectural roof; Slab foundation; Residential zoning; Public road frontage on a paved street; Located on a cleared, level cul-de-sac lot; View of Lake Sequoyah
• Construction: Built with vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Covered patio and porch; Concrete driveway; Storage structure; Partial wood and wire privacy fencing; Views; Located near a park

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Disposal; Plumbed for ice maker
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Split bedrooms; Walk-in closets; Window treatments; Double-pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (31.2% below list).
• Recommended offer: $184k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 525 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 40% of the median local income ($56k/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 $8k 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 16 days — a 2% lower offer ($263k) 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 $85k; list at $267k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $183,801 (31.2% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $423,428
• List price: $267,000
• Delta: -36.94%
• 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
2871 Colton Cv	0.00mi	3/2.0	1,300 (0%)	1mo	$275,000	$212	99
2842 Colton Cv	0.00mi	3/2.0	1,340 (+3%)	2mo	$215,000	$160	93
411 W North St	0.13mi	3/2.0	1,288 (-1%)	11mo	$431,000	$335	83
618 N Wilson	0.44mi	2/2.0 (-1)	1,447 (+11%)	1mo	$525,000	$363	55
1740 Gregg Ave	0.55mi	4/2.0 (+1)	1,248 (-4%)	9mo	$275,000	$220	55
929 W Lawson St	0.42mi	3/2.5	1,406 (+8%)	12mo	$380,000	$270	54
1771 Oakland Ave	0.69mi	4/2.0 (+1)	1,350 (+4%)	3mo	$340,000	$252	54
822 N Garland Ave	0.49mi	3/2.5	1,376 (+6%)	15mo	$445,000	$323	53
990 W Holly St	0.42mi	3/2.5	1,452 (+12%)	8mo	$420,000	$289	52
811 N Lindell Ave	0.47mi	3/1.0	1,411 (+8%)	11mo	$355,000	$252	50
835 W Davis St	0.63mi	3/1.5	1,196 (-8%)	21mo	$280,000	$234	38
220 W Lafayette St	0.65mi	2/2.0 (-1)	1,466 (+13%)	7mo	$691,250	$472	38

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.08×
• Total profit: $-68,941
• Equity at exit: $39,811

10-year hold

• IRR: -27.2%
• Equity multiple: -0.27×
• Total profit: $-94,865
• Equity at exit: $23,085

Cash invested: $74,760 (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 72701

• Rents YoY: 2.6%
• Active inventory: 525
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,400
• Tax est. 1.5%: −$334 /mo · $4,005/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-393

Break-even live

Break-even rent $2,336

Max offer price $210,111

Occupancy floor —

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 N Iron Horse Dr Unit 1221925P Fayetteville, AR	2.0	1.5	904	$4,034	$4.46	23d	1	0.05mi
1005 N Molly Ct Fayetteville, AR	3.0	3.5	1800	$1,900	$1.06	43d	1	0.10mi
1000 N Molly Ct Fayetteville, AR	3.0	1.0–3.5	1100	$1,900	$1.73	14d	10	0.10mi
645 W Adams St Fayetteville, AR	2.0	1.0	1120	$1,380	$1.23	14d	1	0.13mi
1345 N Hog Trough Dr Fayetteville, AR	4.0	3.5	1850	$3,200	$1.73	43d	1	0.17mi
1399 N Hog Trough Dr Fayetteville, AR	2.0–4.0	2.5–3.5	1660	$2,800	$1.69	13d	5	0.21mi
787 W Sandy Beach Ln Fayetteville, AR	3.0	2.0	1268	$1,495	$1.18	14d	1	0.26mi
1508 N Gregg Ave Unit 1508 Fayetteville, AR	3.0	3.5	1868	$2,400	$1.28	43d	1	0.27mi
1523 N Dawn Dr Fayetteville, AR	3.0	2.5	1472	$1,500	$1.02	14d	1	0.30mi
825 N Leverett Ave Unit 7 Fayetteville, AR	2.0	2.0	884	$1,425	$1.61	14d	1	0.31mi
825 N Leverett Ave Unit 2 Fayetteville, AR	2.0	2.0	895	$1,395	$1.56	43d	1	0.31mi
1150 N Oakland Ave Fayetteville, AR	4.0	3.0	1800	$3,300	$1.83	21d	1	0.33mi
686 W Martha Dr Fayetteville, AR	3.0	2.0	1100	$1,100	$1.00	43d	1	0.34mi
782 N Storer Ave Fayetteville, AR	2.0	1.5	1200	$1,400	$1.17	43d	1	0.36mi
1370 Oakland Ave Unit 1 Fayetteville, AR	2.0	1.0	900	$1,195	$1.33	14d	1	0.36mi
776 N Storer Ave Fayetteville, AR	2.0	1.5	1200	$1,400	$1.17	43d	1	0.36mi
933 Oakland Ave Unit NA Fayetteville, AR	3.0	2.5	1180	$2,300	$1.95	43d	1	0.36mi
736 N Storer Ave Unit 782 Fayetteville, AR	2.0	1.5	1200	$1,400	$1.17	43d	1	0.38mi
736 N Storer Ave Unit 736 Fayetteville, AR	2.0	1.5	1200	$1,250	$1.04	14d	1	0.38mi
956 W Eagle St Fayetteville, AR	2.0	2.5	1050	$1,900	$1.81	43d	2	0.41mi
1659 N Dawn Dr Unit 1 Fayetteville, AR	2.0	2.0	1100	$1,350	$1.23	14d	1	0.43mi
594 W Moan Pl Fayetteville, AR	3.0	2.5	1400	$2,500	$1.79	23d	1	0.45mi
1684 N Dawn Dr Fayetteville, AR	2.0	2.0	1050	$1,400	$1.33	43d	1	0.45mi
1023 W Eagle St Unit 1057 Fayetteville, AR	2.0	1.0	1000	$1,000	$1.00	14d	1	0.47mi
802 N Park Ave Unit 1375235P Fayetteville, AR	3.0	3.0	1442	$7,634	$5.29	43d	1	0.48mi
1723 N Chestnut Ave Unit 102 Fayetteville, AR	2.0	2.0	1200	$1,800	$1.50	21d	1	0.50mi
1536 N London Ave Fayetteville, AR	3.0	2.5	1505	$1,695	$1.13	43d	1	0.51mi
1071 W Malibu St Fayetteville, AR	3.0	2.5	1505	$1,695	$1.13	23d	1	0.54mi
1433 N Garland Ave Fayetteville, AR	2.0	1.0	960	$1,125	$1.17	43d	1	0.55mi
1773 N Chestnut Ave Fayetteville, AR	3.0	2.0	1450	$1,395	$0.96	43d	1	0.56mi
1764 N Leverett Ave Fayetteville, AR	3.0	1.0–2.0	751	$1,425	$1.90	13d	22	0.57mi
1223 Haven Dr Fayetteville, AR	2.0–4.0	2.0–4.0	1146	$2,229	$1.94	21d	1	0.58mi
1117 N Washington Ave Unit 1221908P Fayetteville, AR	3.0	2.0	1743	$5,016	$2.88	14d	1	0.61mi
1246 W James St Unit 2 Fayetteville, AR	3.0	3.5	1800	$3,250	$1.81	43d	1	0.61mi
145 Baxter Ln Unit 1241294P Fayetteville, AR	3.0	2.0	1194	$6,340	$5.31	14d	1	0.64mi
1882 N Scull Creek Dr Fayetteville, AR	2.0	2.5	1450	$1,395	$0.96	43d	1	0.65mi
339 N West Ave Unit 1221798P Fayetteville, AR	2.0	2.0	1291	$6,610	$5.12	14d	1	0.68mi
40 E Maple St Unit 3 Fayetteville, AR	2.0	2.0	1400	$1,600	$1.14	43d	1	0.70mi
299 E Noble Ln Unit 1221799P Fayetteville, AR	2.0	2.5	1431	$7,937	$5.55	14d	1	0.71mi
820 W Piedmont Pl Unit 3 Fayetteville, AR	2.0	1.5	1000	$900	$0.90	44d	1	0.72mi

Listing history 8 events

1. 2026-06-02
   status $267,000 Pending 16 DOM
2. 2026-06-01
   days on market $267,000 Active 16 DOM
3. 2026-05-31
   days on market $267,000 Active 15 DOM
4. 2026-05-31
   days on market $267,000 Active 14 DOM
5. 2026-05-17
   status Pending 947-char remark
6. 2026-05-13
   listed $267,000 Active 947-char remark
7. 2001-06-12
   soldstatus $85,000
8. 2000-02-28
   soldstatus $10,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $22,056
• − Mortgage interest: −$14,956
• − Property taxes: −$4,005
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$7,767
• Taxable loss: −$9,536
• Est. tax savings @ 24.0%: +$2,289
• After-tax cash flow: $-2,429/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: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

Amenities A+ Commute A+ 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: Fayetteville, AR
• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• 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

+2570.0% since first listed

6 events — show timeline

• 2026-06-01 Pending — NWARMLS
• 2026-05-20 Relisted — NWARMLS
• 2026-05-17 Pending — NWARMLS
• 2026-05-13 Listed $267,000 NWARMLS
• 2001-06-12 Sold (Public Records) $85,000 Public Records
• 2000-02-28 Sold (Public Records) $10,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $298 · -25.1% YoY. Source: county tax records.