275 W 22nd St · Fayetteville, AR 72701

$100,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 14 Days on market

Built 1951 0.37 ac lot ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Are you looking for a project? Pretty sure this one might be a tear-down. Have a look around, but do not enter house. If you do, you do so at your own risk. Property has not been occupied in years.

Key facts

• 0.37 acre lot
• Built 1951
• Listed 14 days

Property features AI

Finance

• Other: No additional financial or community details provided
• Financial info: Annual tax amount listed elsewhere (financial details excluded)
• HOA & community: HOA information: monthly fee (amount not specified)

Exterior

• Parking: No driveway
• Security: No security features listed
• Utilities: Electricity available; Public water available
• Home design: Single-story home
• Construction: Frame construction; Block foundation; Asphalt shingle roof
• Exterior features: Wooded lot; Located on a public road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.2% 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.
• Market conditions: Rents rising (+2.6%/yr); 525 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 40% of the median local income ($56k/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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1951 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.44%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $236,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 W 22nd St	0.00mi	2/1.0	1,160 (0%)	2mo	$65,000	$56	98
2215 S Coleman Ave	0.39mi	3/2.0 (+1)	1,216 (+5%)	0mo	$300,000	$247	64
2240 S Clover Dr	0.53mi	2/1.5	1,130 (-3%)	15mo	$247,500	$219	57
1436 Duncan Ave	0.73mi	2/1.0	1,066 (-8%)	18mo	$185,000	$174	37
987 W Kyle Dr	0.66mi	3/2.0 (+1)	1,330 (+15%)	3mo	$275,000	$207	34
602 W 15th St	0.62mi	2/2.0	1,056 (-9%)	23mo	$208,000	$197	32
2714 Haddon Ave	0.50mi	3/2.0 (+1)	1,300 (+12%)	23mo	$265,000	$204	29
879 W Eden Cir	0.60mi	3/2.0 (+1)	1,313 (+13%)	17mo	$260,000	$198	27
916 W Walker St	0.75mi	2/2.0	1,014 (-13%)	21mo	$227,300	$224	22

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: 30.7%
• Equity multiple: 2.28×
• Total profit: $35,793
• Equity at exit: $14,910

10-year hold

• IRR: 37.7%
• Equity multiple: 4.44×
• Total profit: $96,246
• Equity at exit: $8,646

Cash invested: $28,000 (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: 525
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $827

Break-even live

Break-even rent $812

Max offer price $100,000

Occupancy floor 51%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 S Crews Ln Fayetteville, AR	1.0–3.0	1.0–3.0	1099	$1,450	$1.32	21d	6	0.70mi
1935 S Garland Ave Unit 1338736P Fayetteville, AR	3.0	2.5	1431	$3,600	$2.52	21d	1	0.80mi
1326 Van Buren Ave Fayetteville, AR	2.0	2.5	1260	$2,250	$1.79	43d	1	0.80mi
1315 Van Buren Ave Fayetteville, AR	2.0	2.0	1287	$1,850	$1.44	21d	1	0.82mi
1461 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.83mi
1234 S Ellis Ave Fayetteville, AR	2.0	1.0	1000	$1,500	$1.50	43d	1	0.83mi
1467 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.83mi
1447 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.84mi
1453 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.84mi
1441 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.85mi
1435 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.85mi
1422 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.86mi
1416 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.86mi
1101 S Washington Ave Fayetteville, AR	2.0	1.0	1000	$1,100	$1.10	43d	1	0.86mi
267 E 11th St Fayetteville, AR	2.0	2.0	1465	$2,500	$1.71	43d	1	0.87mi
1410 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.87mi
1404 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.87mi
1348 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	43d	1	0.88mi
936 E Bunting St Fayetteville, AR	3.0	2.0	1266	$1,730	$1.37	43d	1	1.04mi
874 Hill Ave Unit 101 Fayetteville, AR	2.0	1.5	1188	$1,695	$1.43	23d	1	1.05mi
404 W Streamside Bnd Fayetteville, AR	2.0	1.0–2.0	947	$2,759	$2.91	13d	14	1.05mi
909 E Egret Rd Fayetteville, AR	3.0	2.0	1268	$1,900	$1.50	14d	1	1.06mi
1764 S Razorback Rd Unit 1764 Fayetteville, AR	2.0	2.5	1431	$1,695	$1.18	14d	1	1.10mi
1078 E Sparrow Cir Fayetteville, AR	3.0	2.0	1230	$1,600	$1.30	44d	1	1.11mi
1660 S Razorback Rd Fayetteville, AR	2.0–4.0	2.5–4.5	1723	$1,850	$1.07	13d	1	1.11mi
1061 E Bunting St Fayetteville, AR	3.0	2.0	1360	$2,000	$1.47	23d	1	1.12mi
103 Martin Luther King Junior Blvd Unit 1 Fayetteville, AR	2.0	1.0	700	$900	$1.29	43d	1	1.12mi
15 Martin Luther King Junior Blvd Unit 3 Fayetteville, AR	2.0	1.0	700	$875	$1.25	43d	1	1.12mi
1636 S Razorback Rd Fayetteville, AR	2.0	2.5	1431	$1,850	$1.29	14d	1	1.12mi
1572 W Cato Springs Rd Unit 1241338P Fayetteville, AR	2.0	1.0	871	$4,418	$5.07	23d	1	1.13mi
1629 S Razorback Rd Fayetteville, AR	2.0–4.0	2.0–4.0	1312	$1,890	$1.44	21d	1	1.15mi
1959 S Razorback Rd Unit 4 Fayetteville, AR	2.0	1.0	700	$895	$1.28	21d	1	1.15mi
1983 S Razorback Rd Unit 3 Fayetteville, AR	2.0	1.0	700	$895	$1.28	43d	1	1.15mi
1516 Sligo St Unit 1 Fayetteville, AR	3.0	2.5	1393	$2,500	$1.79	14d	1	1.17mi
21 W 5th St Unit 1 & 2 Fayetteville, AR	2.0	1.5	1224	$1,480	$1.21	21d	1	1.18mi
330 W 5th St Unit 1241344P Fayetteville, AR	2.0	2.0	1280	$6,602	$5.16	21d	1	1.20mi
310 Martin Luther King Junior Blvd Unit 1221920P Fayetteville, AR	2.0	1.5	1151	$4,931	$4.28	14d	1	1.21mi
352 W 5th St Unit 1241297P Fayetteville, AR	2.0	2.0	1173	$3,223	$2.75	13d	1	1.21mi
576 S Willow Ave #1 Fayetteville, AR	2.0	2.5	1188	$2,200	$1.85	23d	1	1.22mi
529 E Miracle Dr Fayetteville, AR	3.0	2.0–2.5	1381	$2,050	$1.48	13d	2	1.23mi

Listing history 12 events

1. 2026-06-18
   days on market $100,000 Active 14 DOM
2. 2026-06-17
   days on market $100,000 Active 13 DOM
3. 2026-06-16
   days on market $100,000 Active 12 DOM
4. 2026-06-15
   days on market $100,000 Active 11 DOM
5. 2026-06-14
   days on market $100,000 Active 9 DOM
6. 2026-06-13
   days on market $100,000 Active 8 DOM
7. 2026-06-10
   days on market $100,000 Active 6 DOM
8. 2026-06-09
   days on market $100,000 Active 5 DOM
9. 2026-06-08
   days on market $100,000 Active 4 DOM
10. 2026-06-07
    days on market $100,000 Active 3 DOM
11. 2026-06-05
    remarks 215-char remark
12. 2026-06-05
    listed $100,000 Active 1 DOM

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $906 · $76/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥105°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,307
• − Mortgage interest: −$5,602
• − Property taxes: −$906
• − Insurance: −$500
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$2,909
• Taxable income: $8,821
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $7,807/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

-13.0% since first listed

7 events — show timeline

• 2026-06-04 Listed $100,000 NWARMLS
• 2026-04-15 Sold (MLS) $65,000 NWARMLS
• 2026-03-23 Pending — NWARMLS
• 2026-02-20 Price Changed $100,000 NWARMLS
• 2026-01-29 Price Changed $105,000 NWARMLS
• 2026-01-22 Price Changed $110,000 NWARMLS
• 2026-01-12 Listed $115,000 NWARMLS

Property tax history

+5.0%/yr

Latest (2025): $906 · +8.3% YoY. Source: county tax records.