3103 W Woodridge Dr · Fayetteville, AR 72704

$200,000

2 bd · 2.0 ba · 949 sqft · SingleFamily public records · 7 Days on market

Built 1996 7,000 sqft lot $211/sqft · 19% below area Est $253k · 21% 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 +7.2/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect home for investors or first-time buyers! This home has been well maintained and is move-in ready. Located only 7 minutes to the University of Arkansas campus, Walking distance to the dog Park and trails. This home features a large back yard with full privacy fence. Back yard has a back patio and low-maintenance siding. Primary bedroom has an oversized closet with an ensuite bathroom. New roof was added in 2021. Home will be sold "AS IS. " Seller has the right to accept an offer before May 17 at 5:00pm

Key facts

• Oversized closet
• Move in ready
• Patio

Tags

• MOVE IN READY
• OVERSIZED CLOSET
• ENSUITE BATHROOM
• FULLY FENCED BACKYARD
• PATIO
• LOW MAINTENANCE SIDING

Property features AI

Finance

• HOA & community: Monthly association fee; Community amenities include biking paths, curbs, sidewalks, trails/paths, shopping access, and proximity to hospitals and schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Entry on main level
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Built with materials including brick and vinyl siding
• Exterior features: Concrete driveway; Covered patio; Patio; Backyard privacy fencing (wood); Landscaped; Sloped lot; City lot; Located in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Disposal; Refrigerator
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Attic; Ceiling fans; Storage; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (33.4% below list).
• Recommended offer: $133k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.5% in Fayetteville — 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 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 (+2.2%/yr); 539 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent is only 17% of the median local income ($96k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,110 (33.4% 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: 0.67% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 12.5

CMA / ARV

• ARV (median comp): $253,010
• List price: $200,000
• Delta: -20.95%
• 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
3064 W Essex Dr	0.04mi	3/2.0 (+1)	952 (+0%)	0mo	$235,000	$247	92
3032 W Essex Dr	0.06mi	2/2.0	874 (-8%)	1mo	$232,000	$265	83
3170 W Essex Dr	0.06mi	2/2.0	900 (-5%)	12mo	$240,764	$268	79
3206 Oakfield St	0.14mi	2/2.0	884 (-7%)	8mo	$230,000	$260	75
3089 W Wildflower St	0.10mi	3/2.0 (+1)	1,068 (+12%)	3mo	$235,000	$220	67
3119 W Essex Dr	0.05mi	3/2.0 (+1)	1,068 (+12%)	6mo	$240,000	$225	67
1482 N Timbercrest Ave	0.31mi	2/1.5	896 (-6%)	10mo	$227,000	$253	66
3210 W Woodfield Way	0.23mi	2/2.0	886 (-7%)	18mo	$225,000	$254	63
1541 N Timbercrest Ave	0.27mi	3/2.0 (+1)	1,028 (+8%)	10mo	$216,000	$210	60
1660 N Linda Jo Pl	0.71mi	2/2.0	966 (+2%)	14mo	$220,000	$228	52
3070 Mount Comfort Rd	0.42mi	3/1.0 (+1)	1,026 (+8%)	11mo	$155,000	$151	49
2558 W Valley Dr	0.67mi	2/2.0	1,084 (+14%)	17mo	$305,000	$281	31

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.09×
• Total profit: $-51,023
• Equity at exit: $29,821

10-year hold

• IRR: -28.4%
• Equity multiple: -0.28×
• Total profit: $-71,468
• Equity at exit: $17,292

Cash invested: $56,000 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 539
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-275

Break-even live

Break-even rent $1,679

Max offer price $151,468

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3191 W Oakfield St Unit 1229426P Fayetteville, AR	2.0	2.0	839	$3,978	$4.74	14d	1	0.17mi
1751 N Shiloh Dr Fayetteville, AR	3.0	1.0–2.0	959	$1,675	$1.75	44d	4	0.25mi
3130 W Telluride Dr Fayetteville, AR	1.0–2.0	1.0–2.0	694	$1,150	$1.66	21d	5	0.39mi
1144 N Futrall Dr Fayetteville, AR	1.0–2.0	1.0–2.0	767	$975	$1.27	43d	1	0.58mi
1035 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1000	$1,062	$1.06	21d	13	0.66mi
3001 W Wedington Dr Fayetteville, AR	1.0–4.0	1.0–2.5	1000	$1,165	$1.17	43d	3	0.68mi
1370 N Porter Rd Unit 2 Fayetteville, AR	2.0	2.5	990	$1,545	$1.56	43d	1	0.71mi
1350 N Porter Rd Unit 3 Fayetteville, AR	1.0	1.0	770	$1,275	$1.66	43d	1	0.71mi
1366 N Porter Rd Unit 2 Fayetteville, AR	1.0	1.0	770	$1,275	$1.66	43d	1	0.72mi
1358 N Porter Rd Unit 2 Fayetteville, AR	1.0	1.0	770	$1,275	$1.66	43d	1	0.73mi
3600 W Player Ln Fayetteville, AR	1.0–2.0	1.0–2.0	818	$1,125	$1.37	43d	1	0.78mi
687 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1015	$1,095	$1.08	14d	1	0.88mi
1931 W Deane St Fayetteville, AR	2.0	1.0	725	$995	$1.37	23d	1	0.90mi
1931 W Deane St Unit U Fayetteville, AR	2.0	1.0	725	$925	$1.28	23d	1	0.90mi
2015 W Lawson St Unit 2015 Fayetteville, AR	2.0	1.0	900	$1,000	$1.11	43d	1	0.93mi
1855 W Deane St Fayetteville, AR	2.0	1.0	785	$895	$1.14	43d	1	0.97mi
1853 W Deane St Unit F Fayetteville, AR	2.0	1.0	785	$925	$1.18	23d	1	0.97mi
1851 W Deane St Fayetteville, AR	2.0	1.0	785	$945	$1.20	23d	1	0.98mi
605 N Betty Jo Dr Unit 6052 Betty Jo Fayetteville, AR	2.0	1.0	1056	$895	$0.85	43d	1	0.98mi
1777 W Preservation Dr Fayetteville, AR	2.0	1.0	900	$1,147	$1.27	14d	4	1.02mi
539 N Betty Jo Dr Unit 1 Fayetteville, AR	2.0	1.5	1000	$1,000	$1.00	23d	1	1.06mi
1701 N Lewis Ave Unit 7 Fayetteville, AR	2.0	1.0	900	$795	$0.88	23d	1	1.06mi
1701 N Lewis Ave Unit 8 Fayetteville, AR	2.0	1.0	900	$795	$0.88	14d	1	1.06mi
1701 N Lewis Ave Unit 1 Fayetteville, AR	2.0	1.0	900	$795	$0.88	43d	1	1.06mi
1701 N Lewis Ave Unit 15 Fayetteville, AR	2.0	1.0	900	$795	$0.88	13d	1	1.07mi
2091 W Ora Dr Unit B Fayetteville, AR	2.0	2.5	1000	$1,975	$1.98	14d	1	1.09mi
502 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1024	$1,195	$1.17	43d	1	1.10mi
4418 Acoma St Fayetteville, AR	2.0	1.5	998	$1,350	$1.35	14d	1	1.28mi
4451 Acoma St Unit 4451 Fayetteville, AR	2.0	1.0	840	$1,150	$1.37	23d	1	1.29mi
4520 W Franciscan Trl Fayetteville, AR	2.0	1.5	997	$1,500	$1.50	43d	1	1.31mi
4530 W Franciscan Trl Fayetteville, AR	2.0	1.0	800	$1,195	$1.49	23d	1	1.33mi
1225 W Mount Comfort Rd Fayetteville, AR	1.0–2.0	1.0	595	$1,211	$2.03	13d	16	1.47mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $200,000 Pending 7 DOM
2. 2026-06-05
   days on market $200,000 Active 6 DOM
3. 2026-06-03
   days on market $200,000 Active 5 DOM
4. 2026-06-02
   statusdays on market $200,000 Active 4 DOM
5. 2026-05-18
   status Pending 909-char remark
6. 2026-05-15
   listed $200,000 Active 909-char remark
7. 2022-06-15
   soldstatus $210,000
8. 2022-06-13
   soldstatus $210,000 Closed 524-char remark

   Show marketing remark (524 chars)

   Perfect home for investors or first-time buyers! This home has been well maintained and is move-in ready. Located only 7 minutes to the University of Arkansas campus, Walking distance to the dog Park and trails. This home features a large back yard with full privacy fence. Back yard has a back patio and low-maintenance siding. Primary bedroom has an oversized closet with an ensuite bathroom. New roof was added in 2021. Home will be sold "AS IS. " Seller has the right to accept an offer before May 17 at 5:00pm

9. 2022-05-17
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Perfect home for investors or first-time buyers! This home has been well maintained and is move-in ready. Located only 7 minutes to the University of Arkansas campus, Walking distance to the dog Park and trails. This home features a large back yard with full privacy fence. Back yard has a back patio and low-maintenance siding. Primary bedroom has an oversized closet with an ensuite bathroom. New roof was added in 2021. Home will be sold "AS IS. " Seller has the right to accept an offer before May 17 at 5:00pm

10. 2022-05-05
    listed $185,000 Active 524-char remark

    Show marketing remark (524 chars)

    Perfect home for investors or first-time buyers! This home has been well maintained and is move-in ready. Located only 7 minutes to the University of Arkansas campus, Walking distance to the dog Park and trails. This home features a large back yard with full privacy fence. Back yard has a back patio and low-maintenance siding. Primary bedroom has an oversized closet with an ensuite bathroom. New roof was added in 2021. Home will be sold "AS IS. " Seller has the right to accept an offer before May 17 at 5:00pm

11. 2015-05-19
    soldstatus $102,500

    Show marketing remark (186 chars)

    A Darling house that is move-in ready at a great price! Great location. Close to Uof A so perfect to own or as an investment. Great neighborhood!, Entire house has been freshly painted.

12. 2015-05-19
    soldstatus $102,500

    Show marketing remark (186 chars)

    A Darling house that is move-in ready at a great price! Great location. Close to Uof A so perfect to own or as an investment. Great neighborhood!, Entire house has been freshly painted.

13. 2014-12-02
    listed $105,000

    Show marketing remark (186 chars)

    A Darling house that is move-in ready at a great price! Great location. Close to Uof A so perfect to own or as an investment. Great neighborhood!, Entire house has been freshly painted.

14. 2003-11-24
    soldstatus $85,000
15. 1997-08-05
    soldstatus $65,000
16. 1996-08-06
    soldstatus $63,000
17. 1996-05-28
    soldstatus $26,000

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,973
• − Mortgage interest: −$11,203
• − Property taxes: −$2,330
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$5,818
• Taxable loss: −$6,933
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $-1,633/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): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• 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

+669.2% since first listed

15 events — show timeline

• 2026-06-05 Pending — NWARMLS
• 2026-06-02 Relisted — NWARMLS
• 2026-05-18 Pending — NWARMLS
• 2026-05-15 Listed $200,000 NWARMLS
• 2022-06-15 Sold (Public Records) $210,000 Public Records
• 2022-06-13 Sold (MLS) $210,000 NWARMLS
• 2022-05-17 Pending — NWARMLS
• 2022-05-05 Listed $185,000 NWARMLS
• 2015-05-19 Sold (Public Records) $102,500 Public Records
• 2015-05-19 Sold (MLS) $102,500 NWARMLS
• 2014-12-02 Listed $105,000 NWARMLS
• 2003-11-24 Sold (Public Records) $85,000 Public Records
• 1997-08-05 Sold (Public Records) $65,000 Public Records
• 1996-08-06 Sold (Public Records) $63,000 Public Records
• 1996-05-28 Sold (Public Records) $26,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,330 · +0.0% YoY. Source: county tax records.