407 S Britt St · Siloam Springs, AR 72761

$225,000

3 bd · 1.0 ba · 1,934 sqft · SingleFamily public records · 55 Days on market

Built 1910 10,454 sqft lot $116/sqft · 16% below area Est $269k · 16% under

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +14.9/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• 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 MLS

Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

Key facts

• Formal dining room
• 0.24 acre lot
• Parking

Tags

• TWO STORY HISTORIC HOME
• NATURAL HARDWOOD FLOORS
• DETACHED SHOP CARPORT
• SPACIOUS LIVING AREAS
• FORMAL DINING ROOM

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Detached garage; 1 covered parking space
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Block foundation; Asphalt shingle roof
• Construction: Vinyl siding construction; Built 25+ years ago; Block foundation; Asphalt shingle roof
• Exterior features: Covered porch; Porch; Gravel driveway; Outbuilding; Partial backyard fencing; Back yard fencing; Public paved road frontage; Cleared, city lot in central business district

Interior

• Kitchen: Dishwasher; Gas cooktop
• Bedrooms: Bedrooms on multiple levels (2-story home)
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Space heater; Window cooling units
• Interior features: Ceiling fans; Wood flooring; Fireplace in the living room
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (3.6% below list).
• Recommended offer: $217k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 34% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,848 (3.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $269,238
• List price: $225,000
• Delta: -16.43%
• 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
302 E Jefferson St	0.28mi	3/2.0	1,917 (-1%)	10mo	$379,000	$198	74
614 E Twin Springs St	0.11mi	3/2.5	1,850 (-4%)	18mo	$240,000	$130	66
110 N Gunter St	0.21mi	3/2.0	2,160 (+12%)	6mo	$269,000	$125	62
1218 E Kenwood St	0.67mi	3/2.5	2,048 (+6%)	6mo	$200,000	$98	48
503 N Wright St	0.60mi	3/1.5	1,696 (-12%)	7mo	$230,000	$136	43
600 University St	0.73mi	4/2.0 (+1)	2,112 (+9%)	1mo	$330,000	$156	41
832 S Maxwell St	0.53mi	3/2.0	1,700 (-12%)	13mo	$260,000	$153	40
303 S Garrett St	0.67mi	2/2.0 (-1)	1,772 (-8%)	10mo	$355,000	$200	38
605 N Wright St	0.65mi	4/2.0 (+1)	1,689 (-13%)	7mo	$315,000	$187	34
503 W Twin Spgs	0.64mi	3/2.0	2,144 (+11%)	22mo	$325,000	$152	30
414 Franklin St	0.57mi	3/2.0	1,650 (-15%)	22mo	$299,000	$181	27
923 S Mount Olive St	0.64mi	3/2.0	2,196 (+14%)	23mo	$279,000	$127	24

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-16,336
• Equity at exit: $33,548

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $11,508
• Equity at exit: $19,454

Cash invested: $63,000 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 362
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $317

Break-even live

Break-even rent $1,767

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	0.15mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	0.19mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	21d	1	0.44mi
851 S Jersey Siloam Springs, AR	3.0	2.0	1460	$1,400	$0.96	23d	1	0.54mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	14d	1	0.54mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	13d	1	0.57mi
2060 Ravenwood Blvd Unit B Siloam Springs, AR	2.0	2.0	1452	$1,250	$0.86	14d	1	0.84mi
255 Ravenwood Rd Siloam Springs, AR	3.0	2.0	1421	$1,395	$0.98	23d	1	0.88mi
1806 Azlin Pl Unit C Siloam Springs, AR	4.0	2.5	1781	$1,425	$0.80	14d	1	0.91mi
1903 Azlin Pl Unit B Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	21d	1	0.95mi
1903 Azlin Pl Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	14d	1	0.96mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	13d	1	1.09mi
2010 S Elm St Siloam Springs, AR	3.0	2.0	1566	$1,750	$1.12	13d	1	1.15mi
2302 Aspen Siloam Springs, AR	4.0	2.0	1940	$1,850	$0.95	23d	1	1.17mi
1107 E Ken Leach Siloam Springs, AR	3.0	2.0	1398	$1,500	$1.07	21d	1	1.23mi
731 Cypress Ct Unit 1520954P Siloam Springs, AR	4.0	2.0	1560	$3,790	$2.43	13d	1	1.25mi
2910 Dawn Ct Unit C Siloam Springs, AR	3.0	2.0	1449	$1,300	$0.90	23d	1	1.31mi
1413 E Emelyn Siloam Springs, AR	4.0	2.0	1900	$2,000	$1.05	14d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $225,000 Active 55 DOM
2. 2026-06-17
   days on market $225,000 Active 54 DOM
3. 2026-06-16
   days on market $225,000 Active 53 DOM
4. 2026-06-15
   days on market $225,000 Active 52 DOM
5. 2026-06-14
   days on market $225,000 Active 50 DOM
6. 2026-06-10
   days on market $225,000 Active 47 DOM
7. 2026-06-09
   days on market $225,000 Active 46 DOM
8. 2026-06-08
   days on market $225,000 Active 45 DOM
9. 2026-06-07
   pricedays on market $225,000 Active 44 DOM
10. 2026-06-03
    days on market $230,000 Active 40 DOM
11. 2026-06-02
    days on market $230,000 Active 39 DOM
12. 2026-06-01
    days on market $230,000 Active 38 DOM
13. 2026-05-31
    days on market $230,000 Active 37 DOM
14. 2026-05-31
    days on market $230,000 Active 36 DOM
15. 2026-05-11
    price $230,000 659-char remark
16. 2026-04-24
    listed $240,000 Active 659-char remark
17. 2022-11-03
    soldstatus $177,500
18. 2022-10-31
    soldstatus $177,500 Closed 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

19. 2022-09-29
    status Pending 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

20. 2022-09-13
    price $187,500 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

21. 2022-09-01
    price $195,000 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

22. 2022-08-15
    price $199,500 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

23. 2022-08-10
    price $203,500 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

24. 2022-07-29
    price $210,000 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

25. 2022-07-05
    price $220,000 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

26. 2022-06-27
    price $230,000 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

27. 2022-06-20
    listed $240,000 Active 283-char remark

    Show marketing remark (283 chars)

    Rare 2 1/2 story Historical home located in the heart of Siloam Springs. Close to downtown and shopping. Built in 1910, this home contains 3 bedrooms with a bonus room, 2 living areas, as well as a formal dining room. Natural hardwood floors, tall ceilings and detached shop/carport.

28. 2019-03-05
    soldstatus $58,110
29. 2019-03-01
    soldstatus $58,100

    Show marketing remark (241 chars)

    This is a certified historic home in the heart of Siloam Springs that has tons of potential and a huge lot, big enough to build another home on. Detached shop/garage and a storage building on site has enough space to store anything you have.

30. 2018-11-03
    listed $60,000

    Show marketing remark (241 chars)

    This is a certified historic home in the heart of Siloam Springs that has tons of potential and a huge lot, big enough to build another home on. Detached shop/garage and a storage building on site has enough space to store anything you have.

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,469 · $122/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 · 21 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: $26,022
• − Mortgage interest: −$12,603
• − Property taxes: −$1,469
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$6,545
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $3,776/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

+275.0% since first listed

17 events — show timeline

• 2026-06-03 Price Changed $225,000 NWARMLS
• 2026-05-11 Price Changed $230,000 NWARMLS
• 2026-04-24 Listed $240,000 NWARMLS
• 2022-11-03 Sold (Public Records) $177,500 Public Records
• 2022-10-31 Sold (MLS) $177,500 NWARMLS
• 2022-09-29 Pending — NWARMLS
• 2022-09-13 Price Changed $187,500 NWARMLS
• 2022-09-01 Price Changed $195,000 NWARMLS
• 2022-08-15 Price Changed $199,500 NWARMLS
• 2022-08-10 Price Changed $203,500 NWARMLS
• 2022-07-29 Price Changed $210,000 NWARMLS
• 2022-07-05 Price Changed $220,000 NWARMLS
• 2022-06-27 Price Changed $230,000 NWARMLS
• 2022-06-20 Listed $240,000 NWARMLS
• 2019-03-05 Sold (Public Records) $58,110 Public Records
• 2019-03-01 Sold (MLS) $58,100 NWARMLS
• 2018-11-03 Listed $60,000 NWARMLS

Property tax history

+19.9%/yr

Latest (2025): $1,469 · +10.2% YoY. Source: county tax records.