1300 Silent Grove Rd · Springdale, AR 72762

$275,000

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 59 Days on market

Built 1985 0.38 ac lot $153/sqft · 9% below area Est $303k · 9% under

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +11.6/15.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a hidden sanctuary at 1300 Silent Grove Rd, where city convenience meets total serenity. This 3-bed, 1.5-bath home is a masterclass in peaceful living, featuring a beautifully landscaped yard that feels incredibly private—a lush, secluded oasis tucked away from the hustle and bustle. The interior is brimming with timeless character, coming furnished with exquisite antique furniture that adds instant elegance to every room. Perfectly located for quick I-49 access without sacrificing your quiet retreat, this home is priced to sell and won't last long. Experience the best of both worlds in this unique Springdale treasure!

Key facts

• Landscaped yard
• Quick i-49 access
• 0.38 acre lot

Tags

• LANDSCAPED YARD
• QUICK I-49 ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.7% below list).
• Recommended offer: $199k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Springdale — 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 70/100 on livability (#48 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, employment D+, crime D-.
• Springdale School District (urban): math 38% / reading 35% proficiency, ranked #100 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thurman G. Smith Elem. School (math 40% / reading 23%, grade F, #293 of 454 statewide, top 65%, 484 students, 69% FRL); Hellstern Middle School (math 57% / reading 56%, grade B, #17 of 201 statewide, top 8%, 781 students, 43% FRL); Har-Ber High School (math 25% / reading 41%, grade F, #115 of 292 statewide, top 40%, 2,274 students, 53% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 705 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($267k) 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 $70k; list at $275k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,779 (27.7% 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 59 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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: 0.72% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (median comp): $302,685
• List price: $275,000
• Delta: -9.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Silent Grove Rd	0.00mi	3/1.5	1,794 (0%)	1mo	$260,000	$145	97
1309 Jennifer St	0.07mi	3/2.0	1,775 (-1%)	3mo	$305,000	$172	92
1306 Silent Grove Rd	0.05mi	3/2.0	1,928 (+8%)	6mo	$300,000	$156	81
1418 Buena Vista Cir	0.36mi	3/2.0	1,819 (+1%)	1mo	$340,000	$187	80
1419 Overo Cir	0.38mi	3/2.0	1,958 (+9%)	5mo	$320,000	$163	63
1826 Amelia Ln	0.47mi	3/2.0	1,943 (+8%)	3mo	$350,000	$180	62
3505 Harvo Cir	0.64mi	3/2.0	1,614 (-10%)	1mo	$270,000	$167	53
1706 Lawrence Ave	0.61mi	3/2.0	1,587 (-12%)	0mo	$286,000	$180	52
659 Westbury St	0.54mi	4/2.0 (+1)	1,605 (-10%)	1mo	$348,500	$217	52
1705 Ridgeview Dr	0.73mi	3/2.0	1,989 (+11%)	2mo	$360,000	$181	46
1101 Karena St	0.58mi	4/2.0 (+1)	2,051 (+14%)	2mo	$299,000	$146	42
3604 Harvo Cir	0.70mi	3/2.0	1,525 (-15%)	3mo	$300,000	$197	40

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-48,237
• Equity at exit: $41,003

10-year hold

• IRR: -10.6%
• Equity multiple: 0.37×
• Total profit: $-48,808
• Equity at exit: $23,777

Cash invested: $77,000 (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 72762

• Rents YoY: 2.7%
• Active inventory: 705
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-46

Break-even live

Break-even rent $2,046

Max offer price $266,866

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $32	+0% $-46	+5% $-124	+10% $-202
Rent	-10% $-203	-5% $-125	+0% $-46	+5% $32	+10% $111
Rate	-1.0pp $92	-0.5pp $24	base $-46	+0.5pp $-117	+1.0pp $-190

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3006 Scott Ln Springdale, AR	3.0	2.0	1736	$2,100	$1.21	25d	1	0.33mi
1707 Phillips Dr Springdale, AR	3.0	2.0	1519	$1,745	$1.15	25d	1	0.59mi
574 Westford St Springdale, AR	3.0	2.0	1656	$1,850	$1.12	45d	1	0.69mi
303 Harve St Springdale, AR	3.0	1.0	1312	$1,550	$1.18	25d	1	1.19mi
1489 Bridgeboro Ave Springdale, AR	4.0	2.0	1738	$2,150	$1.24	45d	1	1.40mi
257 Arborside Rd Springdale, AR	1.0–2.0	1.0–2.5	1022	$1,575	$1.54	15d	10	1.41mi

Listing history 8 events

1. 2026-06-02
   days on market $275,000 Active 59 DOM
2. 2026-06-01
   days on market $275,000 Active 58 DOM
3. 2026-05-31
   days on market $275,000 Active 57 DOM
4. 2026-05-31
   days on market $275,000 Active 56 DOM
5. 2026-04-27
   status Active 641-char remark

   Show marketing remark (641 chars)

   Discover a hidden sanctuary at 1300 Silent Grove Rd, where city convenience meets total serenity. This 3-bed, 1.5-bath home is a masterclass in peaceful living, featuring a beautifully landscaped yard that feels incredibly private—a lush, secluded oasis tucked away from the hustle and bustle. The interior is brimming with timeless character, coming furnished with exquisite antique furniture that adds instant elegance to every room. Perfectly located for quick I-49 access without sacrificing your quiet retreat, this home is priced to sell and won't last long. Experience the best of both worlds in this unique Springdale treasure!

6. 2026-04-17
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Discover a hidden sanctuary at 1300 Silent Grove Rd, where city convenience meets total serenity. This 3-bed, 1.5-bath home is a masterclass in peaceful living, featuring a beautifully landscaped yard that feels incredibly private—a lush, secluded oasis tucked away from the hustle and bustle. The interior is brimming with timeless character, coming furnished with exquisite antique furniture that adds instant elegance to every room. Perfectly located for quick I-49 access without sacrificing your quiet retreat, this home is priced to sell and won't last long. Experience the best of both worlds in this unique Springdale treasure!

7. 2026-03-25
   listed $275,000 Active 641-char remark

   Show marketing remark (641 chars)

   Discover a hidden sanctuary at 1300 Silent Grove Rd, where city convenience meets total serenity. This 3-bed, 1.5-bath home is a masterclass in peaceful living, featuring a beautifully landscaped yard that feels incredibly private—a lush, secluded oasis tucked away from the hustle and bustle. The interior is brimming with timeless character, coming furnished with exquisite antique furniture that adds instant elegance to every room. Perfectly located for quick I-49 access without sacrificing your quiet retreat, this home is priced to sell and won't last long. Experience the best of both worlds in this unique Springdale treasure!

8. 1990-02-20
   soldstatus $70,000

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$1,044/yr (+$87/mo · 145.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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: $23,853
• − Mortgage interest: −$15,404
• − Property taxes: −$716
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$8,000
• Taxable loss: −$5,459
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $758/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: Springdale School District
• NCES district ID: 0512660
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $45,469
• Composite: 31.18/100
• National rank: #6046
• State rank: #100 of 238 in AR

Livability — Springdale

• Score: 70/100
• State rank: #48
• US rank: #7326

Category grades

Amenities F Commute D+ 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: Springdale, AR
• County: Washington County · 252,056 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 46,092
• Household income: $82,228
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 719.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 27% Two or more races 23% Pacific Islander 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Asian/Pacific 3%

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: ▼ -258.50%
• Current HPI: 291.4661
• Rent YoY: ▲ 2.70%
• 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

+292.9% since first listed

4 events — show timeline

• 2026-04-27 Relisted — NWARMLS
• 2026-04-17 Pending — NWARMLS
• 2026-03-25 Listed $275,000 NWARMLS
• 1990-02-20 Sold (Public Records) $70,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $716 · -12.0% YoY. Source: county tax records.