1766 Smokehouse Trl · Fayetteville, AR 72701

$185,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 15 Days on market

Built 2000 0.42 ac lot $138/sqft · 35% below area Est $284k · 35% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Directly behind the old Ozark Mtn. Smokehouse in Fayetteville, and next to the Mt. Kessler MTB trails, this property could have great opportunities for somebody in the mountain biking business or a related business. The mobile home is on a permanent foundation and will have the title cancelled through the process. Though it likely will not pass requirements for FHA or VA, this might go conventional loan. The seller will not do any repairs, or credits for repairs, or complete any 3rd party requirements. Make your offer to accept the house as-is.

Key facts

• 0.42 acre lot
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+2.6%/yr); 531 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 43% 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 $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

• It's been on market 15 days — a 2% lower offer ($182k) 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 $14k; list at $185k implies a 1221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (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 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?
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: 1.07% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $283,844
• List price: $185,000
• Delta: -34.82%
• 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
1415 S Camellia Ln	0.33mi	3/2.0	1,261 (-6%)	2mo	$270,000	$214	69
4516 Serviceberry Dr	0.41mi	3/2.0	1,405 (+4%)	4mo	$282,500	$201	66
4486 Alberta St	0.46mi	3/2.0	1,389 (+3%)	4mo	$270,000	$194	66
1366 S Camellia Ln	0.36mi	3/2.0	1,271 (-5%)	7mo	$265,000	$208	64
4394 W Sweetgum Ln	0.44mi	3/2.0	1,254 (-7%)	1mo	$255,000	$203	63
4479 Sweetgum Ln	0.48mi	3/2.0	1,271 (-5%)	4mo	$267,000	$210	61
3946 W Lilac Dr	0.49mi	3/2.0	1,271 (-5%)	4mo	$271,000	$213	60
1156 Oleander	0.50mi	3/2.0	1,275 (-5%)	7mo	$255,000	$200	58
4326 Pecan St	0.41mi	3/2.0	1,480 (+10%)	6mo	$299,000	$202	55
1175 Oleander Ln	0.47mi	3/2.0	1,189 (-12%)	1mo	$265,000	$223	54
199 Ruth	0.71mi	3/1.5	1,450 (+8%)	2mo	$215,000	$148	50
4703 Hoover Loop	0.73mi	3/2.0	1,246 (-7%)	5mo	$260,000	$209	45

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,853
• Equity at exit: $27,584

10-year hold

• IRR: 6.8%
• Equity multiple: 1.50×
• Total profit: $26,014
• Equity at exit: $15,995

Cash invested: $51,800 (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: 531
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$970
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $406

Break-even live

Break-even rent $1,469

Max offer price $185,000

Occupancy floor 75%

Sensitivity live

Price	-10% $511	-5% $459	+0% $406	+5% $354	+10% $302
Rent	-10% $250	-5% $328	+0% $406	+5% $485	+10% $563
Rate	-1.0pp $500	-0.5pp $453	base $406	+0.5pp $358	+1.0pp $310

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 W Gardenia Dr Fayetteville, AR	3.0	2.0	1376	$2,700	$1.96	24d	1	0.38mi
1227 S Camellia Ln Fayetteville, AR	3.0	2.0	1150	$1,700	$1.48	24d	1	0.44mi
4522 W Sweetgum Ln Unit 1302869P Fayetteville, AR	2.0	2.0	1474	$3,441	$2.33	15d	1	0.55mi
4234 W Eisenhower Pl Fayetteville, AR	2.0–3.0	2.5	1189	$1,800	$1.51	24d	8	0.55mi
1018 S Benchmark Ln Unit 2 Fayetteville, AR	3.0	3.5	1710	$2,100	$1.23	15d	1	0.60mi
264 E Anabranch Ct Farmington, AR	3.0	2.0	1314	$1,675	$1.27	15d	1	0.61mi
227 E Anabranch Ct Farmington, AR	3.0	2.0	1370	$1,650	$1.20	45d	1	0.65mi
1164 S Oxbow Way Fayetteville, AR	3.0	2.0	1328	$1,650	$1.24	24d	1	0.67mi
4600 W Colfax Loop Fayetteville, AR	4.0	2.0	1720	$1,995	$1.16	24d	1	0.68mi
186 Old Farmington Rd Farmington, AR	3.0	2.5	1515	$1,595	$1.05	45d	1	0.72mi
25 S Brown St Unit 25 Farmington, AR	2.0	2.5	1200	$1,100	$0.92	24d	1	0.89mi
33 S Brown St Unit 33 Farmington, AR	2.0	2.5	1200	$1,100	$0.92	45d	1	0.90mi
510 S Wagon Wheel Ave Fayetteville, AR	3.0	2.0	1670	$2,200	$1.32	24d	1	0.91mi
502 S Calico Ave Fayetteville, AR	4.0	2.0	1745	$2,595	$1.49	45d	1	0.92mi
1047 S Laramie Hts Fayetteville, AR	2.0	2.5	1244	$1,850	$1.49	15d	1	0.92mi
1043 S Laramie Hts Fayetteville, AR	2.0	2.5	1138	$1,850	$1.63	45d	1	0.93mi
1123 S Tottenham Ct Fayetteville, AR	2.0	2.5	1196	$1,500	$1.25	45d	1	0.94mi
1007 S Laramie Hght Fayetteville, AR	2.0	2.5	1138	$1,750	$1.54	24d	1	0.94mi
416 S Calico Ave Fayetteville, AR	3.0	2.0	1669	$2,295	$1.38	45d	1	0.97mi
1042 S Laramie Hght Fayetteville, AR	3.0	3.0	1273	$2,595	$2.04	45d	1	0.97mi
83 Wilson St Farmington, AR	3.0	1.0	1104	$1,300	$1.18	24d	1	0.98mi
3124 W Salida Ln Fayetteville, AR	2.0	2.5	1138	$1,750	$1.54	15d	1	1.02mi
60 Neal St Unit Neal 64 Farmington, AR	3.0	1.0	1080	$1,400	$1.30	15d	1	1.03mi
4479 W Topeka Ave Fayetteville, AR	3.0	2.0	1669	$2,095	$1.26	15d	1	1.11mi
4337 W Newton Ave Fayetteville, AR	3.0	2.0	1430	$1,895	$1.33	24d	1	1.13mi
2970 W Old Farmington Rd Fayetteville, AR	3.0	2.0	1580	$1,625	$1.03	15d	1	1.14mi
4491 W Newton Ave Fayetteville, AR	3.0	2.0	1389	$1,875	$1.35	24d	1	1.16mi
4790 W Planetree St Fayetteville, AR	3.0	2.5	1688	$2,700	$1.60	15d	1	1.19mi
275 N Hunter St Farmington, AR	3.0	2.0	1154	$1,725	$1.49	15d	1	1.21mi
189 S Geranium Ln Fayetteville, AR	3.0	2.0	1463	$1,950	$1.33	45d	1	1.21mi
5 E Loveland Loop Farmington, AR	2.0–3.0	2.0–2.5	1365	$1,875	$1.37	15d	15	1.25mi
4813 W Triangle St Fayetteville, AR	3.0	2.5	1797	$2,500	$1.39	15d	1	1.25mi
86 N Banner Ave Farmington, AR	3.0	2.0	1859	$1,945	$1.05	15d	1	1.28mi
292 N Mojave St Farmington, AR	3.0	2.0	1615	$2,100	$1.30	24d	1	1.29mi
53 S Geranium Ln Fayetteville, AR	3.0	2.0	1556	$2,075	$1.33	45d	1	1.29mi
146 N Banner Ave Farmington, AR	3.0	2.0	1701	$2,195	$1.29	15d	1	1.29mi
4805 W Sturgeon St Fayetteville, AR	4.0	2.0	1871	$2,700	$1.44	15d	1	1.30mi
19 W Chikasaw Rd Farmington, AR	3.0	2.0	1606	$2,100	$1.31	15d	1	1.30mi
40 E Loveland Loop Farmington, AR	3.0	2.0	1571	$1,900	$1.21	45d	1	1.30mi
116 N Panther Ave Farmington, AR	3.0	2.0	1852	$1,995	$1.08	15d	1	1.34mi

Listing history 5 events

1. 2026-05-02
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Directly behind the old Ozark Mtn. Smokehouse in Fayetteville, and next to the Mt. Kessler MTB trails, this property could have great opportunities for somebody in the mountain biking business or a related business. The mobile home is on a permanent foundation and will have the title cancelled through the process. Though it likely will not pass requirements for FHA or VA, this might go conventional loan. The seller will not do any repairs, or credits for repairs, or complete any 3rd party requirements. Make your offer to accept the house as-is.

2. 2026-04-17
   status Active 550-char remark

   Show marketing remark (550 chars)

   Directly behind the old Ozark Mtn. Smokehouse in Fayetteville, and next to the Mt. Kessler MTB trails, this property could have great opportunities for somebody in the mountain biking business or a related business. The mobile home is on a permanent foundation and will have the title cancelled through the process. Though it likely will not pass requirements for FHA or VA, this might go conventional loan. The seller will not do any repairs, or credits for repairs, or complete any 3rd party requirements. Make your offer to accept the house as-is.

3. 2026-04-13
   historical 550-char remark

   Show marketing remark (550 chars)

   Directly behind the old Ozark Mtn. Smokehouse in Fayetteville, and next to the Mt. Kessler MTB trails, this property could have great opportunities for somebody in the mountain biking business or a related business. The mobile home is on a permanent foundation and will have the title cancelled through the process. Though it likely will not pass requirements for FHA or VA, this might go conventional loan. The seller will not do any repairs, or credits for repairs, or complete any 3rd party requirements. Make your offer to accept the house as-is.

4. 2026-04-10
   listed $185,000 550-char remark

   Show marketing remark (550 chars)

   Directly behind the old Ozark Mtn. Smokehouse in Fayetteville, and next to the Mt. Kessler MTB trails, this property could have great opportunities for somebody in the mountain biking business or a related business. The mobile home is on a permanent foundation and will have the title cancelled through the process. Though it likely will not pass requirements for FHA or VA, this might go conventional loan. The seller will not do any repairs, or credits for repairs, or complete any 3rd party requirements. Make your offer to accept the house as-is.

5. 2000-05-26
   soldstatus $14,000

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $1,364 · $114/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,807
• − Mortgage interest: −$10,363
• − Property taxes: −$1,364
• − Insurance: −$925
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,382
• Taxable income: $1,964
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $4,405/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

+1221.4% since first listed

5 events — show timeline

• 2026-05-02 Pending — NWARMLS
• 2026-04-17 Relisted — NWARMLS
• 2026-04-13 Delisted — NWARMLS
• 2026-04-10 Listed $185,000 NWARMLS
• 2000-05-26 Sold (Public Records) $14,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,364 · +8.3% YoY. Source: county tax records.