115 N Britt St · Siloam Springs, AR 72761

$115,000

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 30 Days on market

7,405 sqft lot Est $205k · 44% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling investors, flippers & project seekers! This house is what you are looking for. .. .your next project! Quiet neighborhood in town featuring NEW roof. Large kitchen, front porch, shaded backyard---lots to love. Potential is ENDLESS with YOUR imagination. Great as a starter home or investment rental or flip.

Key facts

• Shaded backyard
• Front porch
• Large kitchen

Tags

• NEW ROOF
• LARGE KITCHEN
• FRONT PORCH
• SHADED BACKYARD

Property features AI

Finance

• Other: Annual tax information available (amount excluded)
• HOA & community: Monthly association fee (amount not provided); Community features: near fire station, near schools, park

Exterior

• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story; Age unknown
• Construction: Vinyl siding; Architectural shingle roof; Block foundation with crawlspace; Crawl space
• Exterior features: Gravel driveway; Porch; Back yard fencing; Property near park and wooded area; Located in/near central business district and industrial park; Public paved road frontage

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Ductless cooling
• Interior features: Metal and single-pane windows; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.9% 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: schools D, crime D, amenities 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.
• Market conditions: 362 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (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: 1.11% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $204,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 E Franklin St	0.34mi	2/1.0	1,160 (-3%)	3mo	$259,000	$223	76
105 Cameron St	0.10mi	3/2.0 (+1)	1,130 (-6%)	5mo	$150,000	$133	73
519 Madison St	0.41mi	2/1.0	1,204 (+1%)	9mo	$189,900	$158	72
411 N Maple St	0.57mi	3/1.0 (+1)	1,144 (-4%)	4mo	$167,000	$146	58
708 Helena St	0.43mi	2/1.5	1,278 (+7%)	12mo	$255,000	$200	57
111 E Helena	0.58mi	2/1.0	1,100 (-8%)	6mo	$187,000	$170	55
1571 Wildwood Ln	0.74mi	2/2.0	1,195 (-0%)	9mo	$204,000	$171	54
430 S Washington St	0.31mi	3/2.0 (+1)	1,360 (+14%)	6mo	$224,000	$165	49
111 W Tahlequah St	0.45mi	3/2.0 (+1)	1,349 (+13%)	9mo	$255,000	$189	41
503 W Tahlequah St	0.66mi	2/1.0	1,048 (-12%)	12mo	$163,000	$156	39
113 W Tahlequah St	0.46mi	3/2.5 (+1)	1,368 (+14%)	9mo	$246,000	$180	36
823 S Wright St	0.74mi	2/1.0	1,023 (-14%)	8mo	$189,000	$185	35

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-934
• Equity at exit: $17,147

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $21,926
• Equity at exit: $9,943

Cash invested: $32,200 (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: 362
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,279 high
• Mortgage (P&I): −$603
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $278

Break-even live

Break-even rent $927

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 N Madison St Unit c Siloam Springs, AR	2.0	1.5	960	$1,095	$1.14	23d	1	0.29mi
400 E Twin Springs St Unit 1 Siloam Springs, AR	2.0	1.0	1000	$1,400	$1.40	23d	1	0.33mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	14d	1	0.46mi
207 E Franklin St Unit 1520952P Siloam Springs, AR	2.0	2.0	1119	$2,901	$2.59	14d	1	0.49mi
1050 N Britt St Siloam Springs, AR	1.0–2.0	1.0–2.0	881	$1,100	$1.25	14d	5	0.51mi
1707 Montclair Ave Siloam Springs, AR	3.0	2.0	1101	$1,399	$1.27	14d	2	0.58mi
1112 Whipporwill Ln Unit B Siloam Springs, AR	2.0	2.0	1127	$1,100	$0.98	23d	1	0.62mi
851 S Jersey Siloam Springs, AR	3.0	2.0	1460	$1,400	$0.96	23d	1	0.70mi
460 N Garrett St Unit D Siloam Springs, AR	2.0	1.0	1020	$1,000	$0.98	23d	1	0.73mi
605 W Benton St Unit C Siloam Springs, AR	2.0	1.5	1120	$1,050	$0.94	14d	1	0.74mi
2060 Ravenwood Blvd Unit B Siloam Springs, AR	2.0	2.0	1452	$1,250	$0.86	14d	1	0.82mi
255 Ravenwood Rd Siloam Springs, AR	3.0	2.0	1421	$1,395	$0.98	23d	1	0.86mi
703 W Garland St Unit A Siloam Springs, AR	2.0	1.5	1220	$1,200	$0.98	14d	1	0.87mi
1107 E Ken Leach Siloam Springs, AR	3.0	2.0	1398	$1,500	$1.07	21d	1	1.01mi
1908 Azlin Pl Siloam Springs, AR	3.0	1.5	1200	$1,350	$1.12	14d	1	1.19mi
2004 Azlin Pl Siloam Springs, AR	2.0	1.5	1100	$1,250	$1.14	23d	1	1.20mi
2006 Azlin Pl Unit B Siloam Springs, AR	2.0	1.5	1200	$1,200	$1.00	23d	1	1.23mi
2910 Dawn Ct Unit C Siloam Springs, AR	3.0	2.0	1449	$1,300	$0.90	23d	1	1.31mi
2608 S Silver St Siloam Springs, AR	3.0	2.0	1200	$1,800	$1.50	14d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 30 DOM
2. 2026-06-17
   days on market $115,000 Active 29 DOM
3. 2026-06-16
   days on market $115,000 Active 28 DOM
4. 2026-06-15
   days on market $115,000 Active 27 DOM
5. 2026-06-14
   days on market $115,000 Active 25 DOM
6. 2026-06-10
   days on market $115,000 Active 22 DOM
7. 2026-06-09
   days on market $115,000 Active 21 DOM
8. 2026-06-08
   days on market $115,000 Active 20 DOM
9. 2026-06-07
   days on market $115,000 Active 19 DOM
10. 2026-06-03
    days on market $115,000 Active 15 DOM
11. 2026-06-02
    days on market $115,000 Active 14 DOM
12. 2026-06-01
    days on market $115,000 Active 13 DOM
13. 2026-05-31
    days on market $115,000 Active 12 DOM
14. 2026-05-31
    days on market $115,000 Active 11 DOM
15. 2026-05-19
    listed $115,000 Active
16. 2025-10-28
    soldstatus $92,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $972 · $81/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,345
• − Mortgage interest: −$6,442
• − Property taxes: −$972
• − Insurance: −$575
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,345
• Taxable income: $1,556
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,965/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

+25.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $115,000 NWARMLS
• 2025-10-28 Sold (Public Records) $92,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $972 · +10.2% YoY. Source: county tax records.