1637 E Hammond St · Fayetteville, AR 72701

$300,000

4 bd · 1.5 ba · 1,646 sqft · SingleFamily public records · 67 Days on market

Built 1970 0.41 ac lot $182/sqft · 33% below area Est $447k · 33% under ↓ 9% since listing

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• 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

This charming East Fayetteville fixer upper sits on . 41acre. The home is a 10 min. walk to the Elementary School trail. Restaurants, grocery, retail shops and pubs within walking distance on the improved sidewalk system. The living room has a beamed ceiling that continues into the kitchen area and 2nd living. Outside a large deck overlooking a beautiful backyard forest, just waiting to be turned into your private outdoor living space, with no neighbors in sight. The hot water tank was replaced a year ago and the HVAC is fairly new. All appliances will remain with the property. The home is being sold "as is". Please send proof of funds or lender approval with all offers.

Key facts

• Large deck
• Beamed ceiling
• Beautiful backyard

Tags

• BEAMED CEILING
• LARGE DECK
• BEAUTIFUL BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Zoned schools: Root Elementary School (math 72% / reading 67%, grade A-, #9 of 454 statewide, top 3%, 469 students, 13% FRL); Woodland Junior High School (math 63% / reading 64%, grade B+, #5 of 201 statewide, top 3%, 752 students, 26% FRL); Fayetteville High School East (math 41% / reading 50%, grade D-, #24 of 292 statewide, top 9%, 2,685 students, 27% FRL).
• Market conditions: Rents rising (+2.6%/yr); 533 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• At $3,735/mo this rent would consume 81% of the median local household income ($56k/yr) (locally 2582% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 2.6% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $446,814
• List price: $300,000
• Delta: -32.86%
• 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
1333 N Viewpoint Dr	0.17mi	3/2.0 (-1)	1,638 (-0%)	7mo	$445,000	$272	78
1835 E Mission Blvd	0.34mi	3/2.0 (-1)	1,636 (-1%)	5mo	$524,500	$321	72
1609 E Wellsley	0.16mi	3/2.0 (-1)	1,544 (-6%)	8mo	$357,500	$232	69
915 Crest Dr	0.55mi	3/2.0 (-1)	1,624 (-1%)	4mo	$459,000	$283	61
1615 E Cypress Ln	0.43mi	3/2.5 (-1)	1,716 (+4%)	4mo	$415,000	$242	61
1398 E Amber Dr	0.50mi	3/2.0 (-1)	1,557 (-5%)	1mo	$335,000	$215	60
1220 W Ridgeway Dr	0.28mi	4/2.0	1,888 (+15%)	4mo	$515,000	$273	57
900 E Ash St	0.60mi	3/2.0 (-1)	1,550 (-6%)	6mo	$203,000	$131	50
1609 E Cypress Ln	0.43mi	3/2.5 (-1)	1,804 (+10%)	6mo	$411,000	$228	50
2018 N Austin Dr	0.75mi	3/2.0 (-1)	1,554 (-6%)	2mo	$360,000	$232	47
723 E Edna St	0.64mi	3/2.0 (-1)	1,454 (-12%)	1mo	$250,000	$172	43
1543 E Cardinal Dr	0.73mi	3/2.0 (-1)	1,792 (+9%)	2mo	$376,500	$210	42

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $5,970
• Equity at exit: $44,731

10-year hold

• IRR: 11.1%
• Equity multiple: 1.86×
• Total profit: $71,884
• Equity at exit: $25,939

Cash invested: $84,000 (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 72701

• Rents YoY: 2.6%
• Active inventory: 533
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,735 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$784
• Net cashflow: $877

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,085	-5% $981	+0% $877	+5% $774	+10% $670
Rent	-10% $582	-5% $730	+0% $877	+5% $1,025	+10% $1,172
Rate	-1.0pp $1,028	-0.5pp $954	base $877	+0.5pp $800	+1.0pp $720

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 N Mission Blvd Unit 1221796P Fayetteville, AR	3.0	2.0	1689	$5,505	$3.26	45d	1	0.52mi
1656 N Broadview Dr Fayetteville, AR	4.0	3.0	2194	$3,500	$1.60	25d	1	0.57mi
2074 N Kantz Ln Fayetteville, AR	3.0	2.0	1319	$1,900	$1.44	16d	1	0.68mi
2027 N Juneway Ter Fayetteville, AR	3.0	1.5	1322	$1,800	$1.36	16d	1	0.69mi
545 E North St Fayetteville, AR	4.0	2.0	2223	$2,500	$1.12	45d	1	0.82mi
578 N Sequoyah Dr Unit 1221870P Fayetteville, AR	3.0	2.0	2012	$6,647	$3.30	23d	1	0.83mi
1588 N Desoto Pl Unit 1221851P Fayetteville, AR	3.0	2.5	2185	$7,936	$3.63	16d	1	0.94mi
313 E Noble Ln Unit 1221817P Fayetteville, AR	3.0	2.5	2012	$4,851	$2.41	16d	1	0.98mi
1117 N Washington Ave Unit 1221908P Fayetteville, AR	3.0	2.0	1743	$5,016	$2.88	16d	1	1.11mi
145 Baxter Ln Unit 1241294P Fayetteville, AR	3.0	2.0	1194	$6,340	$5.31	16d	1	1.14mi
2137 E Stanwyk Dr Fayetteville, AR	4.0	2.0	1620	$2,660	$1.64	16d	1	1.31mi
802 N Park Ave Unit 1375235P Fayetteville, AR	3.0	3.0	1442	$7,634	$5.29	45d	1	1.42mi
133 S Pinyon Pt Fayetteville, AR	3.0	2.5	1496	$1,850	$1.24	16d	1	1.44mi
2854 N Loxley Ave Fayetteville, AR	3.0	2.0	1680	$2,095	$1.25	45d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $300,000 Active 67 DOM
2. 2026-06-18
   days on market $300,000 Active 64 DOM
3. 2026-06-17
   days on market $300,000 Active 63 DOM
4. 2026-06-16
   days on market $300,000 Active 62 DOM
5. 2026-06-15
   days on market $300,000 Active 61 DOM
6. 2026-06-14
   days on market $300,000 Active 59 DOM
7. 2026-06-13
   days on market $300,000 Active 58 DOM
8. 2026-06-10
   days on market $300,000 Active 56 DOM
9. 2026-06-09
   days on market $300,000 Active 55 DOM
10. 2026-06-08
    days on market $300,000 Active 54 DOM
11. 2026-06-07
    days on market $300,000 Active 53 DOM
12. 2026-06-05
    pricedays on market $300,000 Active 50 DOM
13. 2026-06-03
    days on market $340,000 Active 49 DOM
14. 2026-06-02
    days on market $340,000 Active 48 DOM
15. 2026-06-01
    days on market $340,000 Active 47 DOM
16. 2026-05-31
    days on market $340,000 Active 46 DOM
17. 2026-05-31
    days on market $340,000 Active 45 DOM
18. 2026-04-24
    price $340,000 689-char remark

    Show marketing remark (689 chars)

    This charming East Fayetteville fixer upper sits on . 41acre. The home is a 10 min. walk to the Elementary School trail. Restaurants, grocery, retail shops and pubs within walking distance on the improved sidewalk system. The living room has a beamed ceiling that continues into the kitchen area and 2nd living. Outside a large deck overlooking a beautiful backyard forest, just waiting to be turned into your private outdoor living space, with no neighbors in sight. The hot water tank was replaced a year ago and the HVAC is fairly new. All appliances will remain with the property. The home is being sold "as is". Please send proof of funds or lender approval with all offers.

19. 2026-04-15
    listed $375,000 Active 689-char remark

    Show marketing remark (689 chars)

    This charming East Fayetteville fixer upper sits on . 41acre. The home is a 10 min. walk to the Elementary School trail. Restaurants, grocery, retail shops and pubs within walking distance on the improved sidewalk system. The living room has a beamed ceiling that continues into the kitchen area and 2nd living. Outside a large deck overlooking a beautiful backyard forest, just waiting to be turned into your private outdoor living space, with no neighbors in sight. The hot water tank was replaced a year ago and the HVAC is fairly new. All appliances will remain with the property. The home is being sold "as is". Please send proof of funds or lender approval with all offers.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥106°F today · 17 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: $44,818
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,585
• − Management: −$3,585
• − Depreciation: −$8,727
• Taxable income: $6,115
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $9,060/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

-9.3% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $340,000 NWARMLS
• 2026-04-15 Listed $375,000 NWARMLS

Property tax history

-3.0%/yr

Latest (2025): $435 · -18.7% YoY. Source: county tax records.