277 S Campbell Ave · West Fork, AR 72774

$255,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records

Built 1925 4,395 sqft lot Est $325k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Pending before Print.

Key facts

• 4,395 sq ft lot
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 10.9% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $220k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.26% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $325,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 S Campbell Ave	0.00mi	3/2.0	1,740 (+5%)	1mo	$258,000	$148	92
393 Smith St	0.43mi	3/2.0	1,669 (+0%)	5mo	$318,100	$191	75
338 Hidden Creek Pl	0.48mi	3/2.0	1,674 (+1%)	3mo	$283,900	$170	74
378 Hidden Creek Pl	0.50mi	3/2.0	1,693 (+2%)	6mo	$285,900	$169	68
365 Smith St	0.43mi	3/2.0	1,556 (-6%)	3mo	$306,000	$197	67
359 Smith St	0.43mi	3/2.0	1,536 (-8%)	4mo	$292,950	$191	64
339 Smith St	0.43mi	4/2.0 (+1)	1,567 (-6%)	4mo	$323,446	$206	62
353 Smith St	0.43mi	3/2.0	1,463 (-12%)	2mo	$294,950	$202	59
377 Smith St	0.43mi	3/2.0	1,496 (-10%)	6mo	$299,450	$200	58
95 Pleasant St	0.61mi	4/2.0 (+1)	1,623 (-2%)	10mo	$281,300	$173	55
340 W Smith St	0.38mi	3/2.0	1,430 (-14%)	6mo	$279,900	$196	54
450 Hall St	0.43mi	3/2.0	1,445 (-13%)	9mo	$288,900	$200	51

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $21,188
• Equity at exit: $38,021

10-year hold

• IRR: 16.9%
• Equity multiple: 2.38×
• Total profit: $98,730
• Equity at exit: $22,048

Cash invested: $71,400 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,218 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $983

Break-even live

Break-even rent $1,974

Max offer price $255,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,127	-5% $1,055	+0% $983	+5% $910	+10% $838
Rent	-10% $728	-5% $856	+0% $983	+5% $1,110	+10% $1,237
Rate	-1.0pp $1,111	-0.5pp $1,048	base $983	+0.5pp $917	+1.0pp $849

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-10
   historical
2. 2026-04-09
   listed $255,000
3. 2023-03-28
   soldstatus $220,000
4. 2018-05-02
   soldstatus $65,000
5. 1994-09-27
   soldstatus $15,000

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$238/yr (+$20/mo · 17.1%)

ⓘ 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 ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,617
• − Mortgage interest: −$14,284
• − Property taxes: −$1,394
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,089
• − Management: −$3,089
• − Depreciation: −$7,418
• Taxable income: $8,067
• Est. tax owed @ 24.0%: −$1,936
• After-tax cash flow: $9,856/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fork, AR
• Population (ZIP): 7,298

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 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• Rent YoY: —
• Metro: —
• 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

+1600.0% since first listed

5 events — show timeline

• 2026-04-10 Delisted — NWARMLS
• 2026-04-09 Listed $255,000 NWARMLS
• 2023-03-28 Sold (Public Records) $220,000 Public Records
• 2018-05-02 Sold (Public Records) $65,000 Public Records
• 1994-09-27 Sold (Public Records) $15,000 Public Records

Property tax history

+18.1%/yr

Latest (2025): $1,394 · -6.7% YoY. Source: county tax records.