19066 Clear Water Rd · Tontitown, AR 72762

$195,000

2 bd · 1.0 ba · 2,104 sqft · SingleFamily public records · 35 Days on market

Built 1935 1.03 ac lot $93/sqft · 56% below area

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Older fixer upper on nice acreage in a very nice area with large homes. This property is sold as is in its existing condition. No repairs or upgrades. Home is livable. Tiny Home and storage shed behind main house are to be removed by current owner prior to closing. Cleanup of the property will happen prior to closing. House will be emptied prior to closing. Perfect home with character for an extensive remodel. Bring your offers!

Key facts

• 1.03 acre lot
• 2 parking spots
• Built 1935

Property features AI

Finance

• Other: Lot size approximately 1.03 acres
• Financial info: No additional financial details provided
• HOA & community: Monthly association fee (amount not provided)

Exterior

• Parking: Detached carport; Driveway; Aggregate surface; 2 covered parking spaces
• Security: No security features listed
• Utilities: Electricity available; Well water; Septic system available (septic tank)
• Home design: Two-story; Zero lot line
• Construction: Aluminum siding; Metal roof; Block foundation; Built year not provided
• Exterior features: Wooded lot; Shared road frontage

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: Bedroom details not provided
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: No additional interior features listed
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $166k (15.1% below list).
• Recommended offer: $166k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.6% in Tontitown — 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 65/100 on livability (#154 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents rising (+2.7%/yr); 695 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 35 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $195k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,572 (15.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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?
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: 0.85% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (median comp): $442,288
• List price: $195,000
• Delta: -55.91%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19065 Clear Water Rd	0.04mi	3/2.0 (+1)	2,066 (-2%)	22mo	$510,000	$247	68
1723 S Pianalto Rd	0.59mi	3/2.0 (+1)	1,865 (-11%)	7mo	$546,000	$293	39

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-21,442
• Equity at exit: $29,075

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-7,270
• Equity at exit: $16,860

Cash invested: $54,600 (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: 695
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $169

Break-even live

Break-even rent $1,442

Max offer price $195,000

Occupancy floor 85%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 Jameson ST Springdale, AR	3.0	2.0	1702	$1,995	$1.17	44d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $195,000 Active 35 DOM
2. 2026-06-17
   days on market $195,000 Active 34 DOM
3. 2026-06-16
   days on market $195,000 Active 33 DOM
4. 2026-06-15
   days on market $195,000 Active 32 DOM
5. 2026-06-14
   days on market $195,000 Active 30 DOM
6. 2026-06-10
   days on market $195,000 Active 27 DOM
7. 2026-06-09
   days on market $195,000 Active 26 DOM
8. 2026-06-08
   days on market $195,000 Active 25 DOM
9. 2026-06-07
   days on market $195,000 Active 24 DOM
10. 2026-06-05
    days on market $195,000 Active 21 DOM
11. 2026-06-03
    days on market $195,000 Active 20 DOM
12. 2026-06-02
    days on market $195,000 Active 19 DOM
13. 2026-06-01
    days on market $195,000 Active 18 DOM
14. 2026-05-31
    days on market $195,000 Active 17 DOM
15. 2026-05-31
    days on market $195,000 Active 16 DOM
16. 2026-05-13
    listed $225,000 Active 432-char remark
17. 1989-11-28
    soldstatus $50,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$825/yr (+$69/mo · 195.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $19,869
• − Mortgage interest: −$10,923
• − Property taxes: −$423
• − Insurance: −$975
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$5,673
• Taxable loss: −$1,304
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $2,340/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 — Tontitown

• Score: 65/100
• State rank: #154
• US rank: #13261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 252,056 people
• City population: 47,402
• 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

+290.0% since first listed

3 events — show timeline

• 2026-05-28 Price Changed $195,000 NWARMLS
• 2026-05-13 Listed $225,000 NWARMLS
• 1989-11-28 Sold (Public Records) $50,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $423 · -12.2% YoY. Source: county tax records.