516 Stowers Ave · Elkins, AR 72727

$249,000

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 37 Days on market

Built 2004 0.25 ac lot $188/sqft · at area comps Est $244k · at est.

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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 +10.7/30.0
• ARV discount +6.6/15.0
• Appreciation +6.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Great home with lots of new and Move In Ready! 3 bedrooms, 2 baths with over 1300 square feet. New carpet, paint, roof and appliances. Priced to Sell! Property has been "repaired". Property to be sold "As-Is". Must have prequal or proof of funds with, offer. This property is eligible under the Freddie Mac First Look Initiative through 8/27/2013.

Key facts

• 0.25 acre lot
• Garage
• Built 2004

Property features AI

Finance

• HOA & community: Monthly HOA fee; Near schools

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Resale (less than 25 years old)
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Privacy, wood and wire fencing; Public paved road frontage; City lot in a subdivision

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Plumbed for ice maker
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Ceiling fans; Cathedral ceilings; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (30.5% below list).
• Recommended offer: $173k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% in Elkins — 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 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; 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

• In year one you build about $10k of equity ($2k loan paydown + $8k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago 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 $93k; list at $249k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $173,035 (30.5% 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 37 days. Have you received any prior offers? Is the seller open to a 31% 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. 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: 0.69% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $244,013
• List price: $249,000
• Delta: 2.04%
• 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
1306 White River Rd	0.22mi	3/2.0	1,304 (-1%)	1mo	$267,500	$205	86
895 Hilda Ln	0.53mi	3/2.0	1,355 (+2%)	1mo	$271,200	$200	70
328 Troy St	0.54mi	3/2.0	1,355 (+2%)	1mo	$268,550	$198	70
183 Justin St	0.55mi	3/2.0	1,394 (+5%)	1mo	$259,000	$186	65
309 Troy St	0.56mi	3/2.0	1,243 (-6%)	1mo	$271,000	$218	63
969 Macy Lane, Elkins, AR Macy Ln	0.48mi	3/2.0	1,438 (+9%)	1mo	$275,000	$191	62
280 Troy St	0.36mi	3/2.0	1,143 (-14%)	1mo	$257,900	$226	60
927 Hilda Ln	0.53mi	3/2.0	1,143 (-14%)	1mo	$259,800	$227	52
341 Troy St	0.59mi	3/2.0	1,480 (+12%)	1mo	$272,500	$184	52
277 Troy St	0.59mi	3/2.0	1,480 (+12%)	1mo	$269,100	$182	52
264 Troy St	0.57mi	4/2.0 (+1)	1,470 (+11%)	1mo	$270,950	$184	49
344 Troy St	0.57mi	4/2.0 (+1)	1,470 (+11%)	1mo	$274,000	$186	49

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: 6.4%
• Equity multiple: 1.37×
• Total profit: $25,845
• Equity at exit: $115,602

10-year hold

• IRR: 9.1%
• Equity multiple: 2.41×
• Total profit: $98,128
• Equity at exit: $181,039

Cash invested: $69,720 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-117

Break-even live

Break-even rent $1,878

Max offer price $228,327

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-47	+0% $-117	+5% $-188	+10% $-258
Rent	-10% $-254	-5% $-185	+0% $-117	+5% $-49	+10% $20
Rate	-1.0pp $8	-0.5pp $-54	base $-117	+0.5pp $-182	+1.0pp $-247

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Prairie View Ave Elkins, AR	3.0	2.0	1522	$1,550	$1.02	23d	1	1.04mi

Listing history 6 events

1. 2026-04-20
   listed $249,000 Active 170-char remark
2. 2013-10-17
   soldstatus $93,264 368-char remark

   Show marketing remark (368 chars)

   Great home with lots of new and Move In Ready! 3 bedrooms, 2 baths with over 1300 square feet. New carpet, paint, roof and appliances. Priced to Sell! Property has been "repaired". Property to be sold "As-Is". Must have prequal or proof of funds with, offer. This property is eligible under the Freddie Mac First Look Initiative through 8/27/2013.

3. 2013-10-17
   soldstatus $93,264 368-char remark

   Show marketing remark (368 chars)

   Great home with lots of new and Move In Ready! 3 bedrooms, 2 baths with over 1300 square feet. New carpet, paint, roof and appliances. Priced to Sell! Property has been "repaired". Property to be sold "As-Is". Must have prequal or proof of funds with, offer. This property is eligible under the Freddie Mac First Look Initiative through 8/27/2013.

4. 2013-08-12
   listed $94,900 368-char remark

   Show marketing remark (368 chars)

   Great home with lots of new and Move In Ready! 3 bedrooms, 2 baths with over 1300 square feet. New carpet, paint, roof and appliances. Priced to Sell! Property has been "repaired". Property to be sold "As-Is". Must have prequal or proof of funds with, offer. This property is eligible under the Freddie Mac First Look Initiative through 8/27/2013.

5. 2013-08-12
   listed $94,900 368-char remark

   Show marketing remark (368 chars)

   Great home with lots of new and Move In Ready! 3 bedrooms, 2 baths with over 1300 square feet. New carpet, paint, roof and appliances. Priced to Sell! Property has been "repaired". Property to be sold "As-Is". Must have prequal or proof of funds with, offer. This property is eligible under the Freddie Mac First Look Initiative through 8/27/2013.

6. 2005-01-18
   soldstatus $114,000

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$700/yr (+$58/mo · 78.3%)

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,764
• − Mortgage interest: −$13,948
• − Property taxes: −$894
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$7,244
• Taxable loss: −$5,888
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $9/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

+118.4% since first listed

7 events — show timeline

• 2026-05-27 Pending — NWARMLS
• 2026-04-20 Listed $249,000 NWARMLS
• 2013-10-17 Sold (MLS) $93,264 WRVBOR
• 2013-10-17 Sold (MLS) $93,264 NWARMLS
• 2013-08-12 Listed $94,900 WRVBOR
• 2013-08-12 Listed $94,900 NWARMLS
• 2005-01-18 Sold (Public Records) $114,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $894 · -3.8% YoY. Source: county tax records.