RC Keswick Plan · Elkins, AR 72727

$235,000

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 416 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Cash flow +5.5/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• KITCHEN LIVING DINING AREAS
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $235,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,370.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (28.9% below list).
• Recommended offer: $167k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#186 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Elkins School District (rural): math 43% / reading 40% proficiency, ranked #57 of 238 in AR (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elkins Elem. Primary School (321 students, 49% FRL); Elkins Middle School (math 43% / reading 43%, grade D-, #70 of 201 statewide, top 38%, 348 students, 44% FRL); Elkins High School (math 17% / reading 37%, grade F, #164 of 292 statewide, top 61%, 418 students, 36% FRL).
• Market conditions: 131 active listings in the ZIP; solid renter incomes; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.3% local appreciation)).
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,046 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 416 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.08%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $275,370
• List price: $235,000
• Delta: -14.66%
• 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
927 Hilda Ln	0.25mi	3/2.0	1,143 (+9%)	1mo	$259,800	$227	73
537 Richland Creek Ave	0.42mi	3/2.0	1,112 (+6%)	2mo	$215,000	$193	70
280 Troy St	0.33mi	3/2.0	1,143 (+9%)	1mo	$257,900	$226	69
1022 Adysen Ln	0.33mi	3/2.0	1,143 (+9%)	5mo	$242,150	$212	66
425 Richland Creek Ave	0.31mi	3/2.0	1,152 (+10%)	5mo	$217,000	$188	65
513 Kenneth St	0.38mi	3/2.0	1,012 (-4%)	14mo	$228,900	$226	65
568 Jason St	0.43mi	3/2.0	1,143 (+9%)	9mo	$251,350	$220	58
696 Saydi St	0.57mi	3/2.0	1,012 (-4%)	17mo	$224,900	$222	53
620 Kenneth St	0.48mi	3/2.0	1,143 (+9%)	13mo	$249,475	$218	52
742 Trinity St	0.61mi	3/2.0	1,143 (+9%)	17mo	$254,597	$223	43
771 Trinity St	0.63mi	3/2.0	1,143 (+9%)	16mo	$248,600	$217	42
679 Richland Creek Ave	0.59mi	3/2.0	1,198 (+14%)	11mo	$245,000	$205	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-172
• Equity at exit: $127,844

10-year hold

• IRR: 3.8%
• Equity multiple: 1.61×
• Total profit: $46,892
• Equity at exit: $200,212

Cash invested: $77,104 (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 72727

• Home prices YoY: 1.1%
• Active inventory: 131
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$1,444
• Tax est. 1.5%: −$344 /mo · $4,131/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-583

Break-even live

Break-even rent $2,409

Max offer price $190,957

Occupancy floor —

Sensitivity live

Price	-10% $-393	-5% $-488	+0% $-583	+5% $-679	+10% $-774
Rent	-10% $-715	-5% $-649	+0% $-583	+5% $-517	+10% $-451
Rate	-1.0pp $-445	-0.5pp $-513	base $-583	+0.5pp $-655	+1.0pp $-727

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: $68,842
• Closing costs: $8,261
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $235,000 Active 416 DOM
2. 2026-06-18
   days on market $235,000 Active 413 DOM
3. 2026-06-17
   days on market $235,000 Active 412 DOM
4. 2026-06-16
   days on market $235,000 Active 411 DOM
5. 2026-06-15
   days on market $235,000 Active 410 DOM
6. 2026-06-14
   days on market $235,000 Active 408 DOM
7. 2026-06-10
   days on market $235,000 Active 405 DOM
8. 2026-06-09
   days on market $235,000 Active 404 DOM
9. 2026-06-08
   days on market $235,000 Active 403 DOM
10. 2026-06-07
    days on market $235,000 Active 402 DOM
11. 2026-06-05
    days on market $235,000 Active 399 DOM
12. 2026-06-03
    days on market $235,000 Active 398 DOM
13. 2026-06-02
    days on market $235,000 Active 397 DOM
14. 2026-06-01
    days on market $235,000 Active 396 DOM
15. 2026-05-31
    days on market $235,000 Active 395 DOM
16. 2026-05-31
    days on market $235,000 Active 394 DOM
17. 2026-02-17
    price $235,000 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

18. 2026-02-14
    price $233,000 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

19. 2026-01-03
    price $229,000 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

20. 2025-05-08
    price $227,000 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

21. 2025-05-02
    listed $224,600 Active 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,046
• − Mortgage interest: −$15,425
• − Property taxes: −$4,131
• − Insurance: −$1,377
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$8,011
• Taxable loss: −$12,105
• Est. tax savings @ 24.0%: +$2,905
• After-tax cash flow: $-4,095/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: Elkins School District
• NCES district ID: 0505760
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,357
• Composite: 35.69/100
• National rank: #4867
• State rank: #57 of 238 in AR

Livability — Elkins

• Score: 64/100
• State rank: #186
• US rank: #14848

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkins, AR
• County: Washington County · 252,056 people
• City population: 6,703
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 6,703
• Household income: $75,402
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 5.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.26%
• Current HPI: 310.3549
• 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

+4.6% since first listed

5 events — show timeline

• 2026-02-17 Price Changed $235,000 Zillow
• 2026-02-14 Price Changed $233,000 Zillow
• 2026-01-03 Price Changed $229,000 Zillow
• 2025-05-08 Price Changed $227,000 Zillow
• 2025-05-02 Listed $224,600 Zillow