1175 Oleander Ln · Fayetteville, AR 72704

$265,000

3 bd · 2.0 ba · 1,189 sqft · SingleFamily public records · 19 Days on market

Built 1998 6,098 sqft lot $223/sqft · at area comps Est $266k · 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 +12.1/30.0
• ARV discount +7.7/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect location near bike trails and restaurants. This super cute home was freshly painted and well taken care of. Beautiful butcher block styled counter tops in the kitchen give this home plenty of charm. The recently replaced HVAC will make sure the hot Arkansas summer isn’t too unbearable. An adorable front porch with railing gives you a great place to sit outside and watch the sunset.

Key facts

• Front porch
• Bike trails
• 6,098 sq ft lot

Tags

• BIKE TRAILS
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-59 ($-702/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (24.0% below list).
• Recommended offer: $201k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+2.2%/yr); 539 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 19 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $201,478 (24.0% 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. 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. 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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (median comp): $266,186
• List price: $265,000
• Delta: -0.45%
• 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
1175 Oleander Ln	0.00mi	3/2.0	1,189 (0%)	1mo	$265,000	$223	100
1415 S Camellia Ln	0.15mi	3/2.0	1,261 (+6%)	2mo	$270,000	$214	82
1200 S China Berry Ln	0.13mi	3/2.0	1,108 (-7%)	3mo	$275,000	$248	80
4394 W Sweetgum Ln	0.43mi	3/2.0	1,254 (+6%)	1mo	$255,000	$203	70
982 S Laramie Hts	0.60mi	3/3.0	1,273 (+7%)	1mo	$324,576	$255	56
3154 W Salida Ln	0.62mi	3/3.0	1,273 (+7%)	1mo	$325,000	$255	54
3190 W Salida Ln	0.60mi	3/3.0	1,274 (+7%)	2mo	$307,500	$241	54
3172 W Salida Ln	0.62mi	3/3.0	1,273 (+7%)	1mo	$316,200	$248	54
3178 W Salida Ln	0.62mi	3/3.0	1,274 (+7%)	2mo	$307,500	$241	54
930 S Wichita Ave	0.70mi	2/2.5 (-1)	1,235 (+4%)	2mo	$310,000	$251	52
3160 W Salida Ln	0.62mi	3/3.0	1,320 (+11%)	1mo	$315,000	$239	48
3166 W Salida Ln	0.62mi	3/3.0	1,320 (+11%)	2mo	$315,000	$239	47

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-48,418
• Equity at exit: $39,512

10-year hold

• IRR: -12.8%
• Equity multiple: 0.27×
• Total profit: $-54,024
• Equity at exit: $22,912

Cash invested: $74,200 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 539
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-59

Break-even live

Break-even rent $2,089

Max offer price $254,663

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $16	+0% $-59	+5% $-134	+10% $-209
Rent	-10% $-218	-5% $-138	+0% $-59	+5% $21	+10% $101
Rate	-1.0pp $75	-0.5pp $9	base $-59	+0.5pp $-127	+1.0pp $-197

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 S Camellia Ln Fayetteville, AR	3.0	2.0	1150	$1,700	$1.48	24d	1	0.06mi
3829 W Gardenia Dr Fayetteville, AR	3.0	2.0	1376	$2,700	$1.96	24d	1	0.12mi
4234 W Eisenhower Pl Fayetteville, AR	2.0–3.0	2.5	1189	$1,800	$1.51	24d	8	0.33mi
4522 W Sweetgum Ln Unit 1302869P Fayetteville, AR	2.0	2.0	1474	$3,441	$2.33	15d	1	0.55mi
1047 S Laramie Hts Fayetteville, AR	2.0	2.5	1244	$1,850	$1.49	15d	1	0.56mi
1007 S Laramie Hght Fayetteville, AR	2.0	2.5	1138	$1,750	$1.54	24d	1	0.56mi
1043 S Laramie Hts Fayetteville, AR	2.0	2.5	1138	$1,850	$1.63	44d	1	0.57mi
1123 S Tottenham Ct Fayetteville, AR	2.0	2.5	1196	$1,500	$1.25	44d	1	0.59mi
1042 S Laramie Hght Fayetteville, AR	3.0	3.0	1273	$2,595	$2.04	44d	1	0.61mi
3124 W Salida Ln Fayetteville, AR	2.0	2.5	1138	$1,750	$1.54	15d	1	0.64mi
1164 S Oxbow Way Fayetteville, AR	3.0	2.0	1328	$1,650	$1.24	24d	1	0.70mi
264 E Anabranch Ct Farmington, AR	3.0	2.0	1314	$1,675	$1.27	15d	1	0.73mi
227 E Anabranch Ct Farmington, AR	3.0	2.0	1370	$1,650	$1.20	44d	1	0.79mi
4337 W Newton Ave Fayetteville, AR	3.0	2.0	1430	$1,895	$1.33	24d	1	0.80mi
4491 W Newton Ave Fayetteville, AR	3.0	2.0	1389	$1,875	$1.35	24d	1	0.88mi
189 S Geranium Ln Fayetteville, AR	3.0	2.0	1463	$1,950	$1.33	44d	1	0.95mi
4192 W Anthem Dr Fayetteville, AR	3.0	2.0	1408	$1,895	$1.35	44d	1	0.98mi
287 S Breakwater Ln Fayetteville, AR	2.0	2.5	1252	$1,495	$1.19	44d	1	1.04mi
2864 W Lakewood Dr Fayetteville, AR	2.0	2.5	1213	$1,295	$1.07	24d	1	1.07mi
4405 W Anthem Dr Fayetteville, AR	3.0	2.0	1353	$2,200	$1.63	24d	1	1.08mi
4441 W Anthem Dr Fayetteville, AR	3.0	2.0	1358	$1,850	$1.36	44d	1	1.10mi
4476 W Anthem Dr Fayetteville, AR	3.0	2.0	1483	$1,875	$1.26	15d	1	1.13mi
83 Wilson St Farmington, AR	3.0	1.0	1104	$1,300	$1.18	24d	1	1.18mi
52 E Wilson St Apt C Farmington, AR	2.0	1.0	800	$995	$1.24	44d	1	1.24mi
25 S Brown St Unit 25 Farmington, AR	2.0	2.5	1200	$1,100	$0.92	24d	1	1.27mi
33 S Brown St Unit 33 Farmington, AR	2.0	2.5	1200	$1,100	$0.92	44d	1	1.28mi
3690 W Mountain View Dr Fayetteville, AR	3.0	2.0	1500	$2,100	$1.40	24d	1	1.31mi
5 E Loveland Loop Farmington, AR	2.0–3.0	2.0–2.5	1365	$1,875	$1.37	14d	15	1.33mi
275 N Hunter St Farmington, AR	3.0	2.0	1154	$1,725	$1.49	14d	1	1.35mi
158-426 N Broyles Rd Fayetteville, AR	3.0	2.0	1408	$1,875	$1.33	14d	1	1.40mi
60 Neal St Unit Neal 64 Farmington, AR	3.0	1.0	1080	$1,400	$1.30	14d	1	1.41mi
502 N Betty Jo Dr Fayetteville, AR	2.0	1.5	1024	$1,195	$1.17	44d	1	1.44mi
539 N Betty Jo Dr Unit 1 Fayetteville, AR	2.0	1.5	1000	$1,000	$1.00	24d	1	1.47mi

Listing history 19 events

1. 2026-05-06
   status Pending 398-char remark

   Show marketing remark (398 chars)

   Perfect location near bike trails and restaurants. This super cute home was freshly painted and well taken care of. Beautiful butcher block styled counter tops in the kitchen give this home plenty of charm. The recently replaced HVAC will make sure the hot Arkansas summer isn’t too unbearable. An adorable front porch with railing gives you a great place to sit outside and watch the sunset.

2. 2026-04-23
   price $265,000 398-char remark

   Show marketing remark (398 chars)

   Perfect location near bike trails and restaurants. This super cute home was freshly painted and well taken care of. Beautiful butcher block styled counter tops in the kitchen give this home plenty of charm. The recently replaced HVAC will make sure the hot Arkansas summer isn’t too unbearable. An adorable front porch with railing gives you a great place to sit outside and watch the sunset.

3. 2026-04-17
   listed $270,000 Active 398-char remark

   Show marketing remark (398 chars)

   Perfect location near bike trails and restaurants. This super cute home was freshly painted and well taken care of. Beautiful butcher block styled counter tops in the kitchen give this home plenty of charm. The recently replaced HVAC will make sure the hot Arkansas summer isn’t too unbearable. An adorable front porch with railing gives you a great place to sit outside and watch the sunset.

4. 2023-07-11
   soldstatus $255,000
5. 2023-07-07
   soldstatus $255,000 Closed 832-char remark

   Show marketing remark (832 chars)

   Conveniently located with easy access to local shops, restaurants, bike trails, AND multiple parks, this home truly has it all. Whether you're looking for a cozy place to call your own or an investment property with exceptional rental potential, this charming 3 bed 2 bath home is an absolute must-see! As you enter through the front door, you are greeted by a warm and inviting living space with plenty of natural light and open floor plan. The bedrooms are cozy and the bathrooms are tastefully designed. The bay windows in the kitchen offer stunning views of the landscape and create the perfect ambiance for sipping coffee and watching the world go by. Additionally, the small front porch is the perfect spot for relaxing on a lazy afternoon or enjoying a picturesque sunset. This west neighborhood has some of THE best sunsets!

6. 2023-06-16
   status Pending 832-char remark

   Show marketing remark (832 chars)

   Conveniently located with easy access to local shops, restaurants, bike trails, AND multiple parks, this home truly has it all. Whether you're looking for a cozy place to call your own or an investment property with exceptional rental potential, this charming 3 bed 2 bath home is an absolute must-see! As you enter through the front door, you are greeted by a warm and inviting living space with plenty of natural light and open floor plan. The bedrooms are cozy and the bathrooms are tastefully designed. The bay windows in the kitchen offer stunning views of the landscape and create the perfect ambiance for sipping coffee and watching the world go by. Additionally, the small front porch is the perfect spot for relaxing on a lazy afternoon or enjoying a picturesque sunset. This west neighborhood has some of THE best sunsets!

7. 2023-06-13
   listed $235,500 Active 832-char remark

   Show marketing remark (832 chars)

   Conveniently located with easy access to local shops, restaurants, bike trails, AND multiple parks, this home truly has it all. Whether you're looking for a cozy place to call your own or an investment property with exceptional rental potential, this charming 3 bed 2 bath home is an absolute must-see! As you enter through the front door, you are greeted by a warm and inviting living space with plenty of natural light and open floor plan. The bedrooms are cozy and the bathrooms are tastefully designed. The bay windows in the kitchen offer stunning views of the landscape and create the perfect ambiance for sipping coffee and watching the world go by. Additionally, the small front porch is the perfect spot for relaxing on a lazy afternoon or enjoying a picturesque sunset. This west neighborhood has some of THE best sunsets!

8. 2020-06-16
   soldstatus $162,000
9. 2020-06-12
   soldstatus $162,000
10. 2020-05-11
    listed $160,000
11. 2015-11-13
    soldstatus $117,000
12. 2015-11-10
    soldstatus $117,000
13. 2015-07-31
    listed $124,500
14. 2012-04-12
    soldstatus $104,000
15. 2012-04-10
    soldstatus $104,000
16. 2012-03-02
    listed $107,000
17. 2002-04-30
    soldstatus $90,000
18. 2002-04-30
    soldstatus $90,000
19. 1998-05-05
    soldstatus $49,000

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $1,801 · $150/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 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: $24,177
• − Mortgage interest: −$14,844
• − Property taxes: −$1,801
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$7,709
• Taxable loss: −$5,370
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $587/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): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• 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

+440.8% since first listed

19 events — show timeline

• 2026-05-06 Pending — WRVBOR
• 2026-04-23 Price Changed $265,000 WRVBOR
• 2026-04-17 Listed $270,000 WRVBOR
• 2023-07-11 Sold (Public Records) $255,000 Public Records
• 2023-07-07 Sold (MLS) $255,000 NWARMLS
• 2023-06-16 Pending — NWARMLS
• 2023-06-13 Listed $235,500 NWARMLS
• 2020-06-16 Sold (Public Records) $162,000 Public Records
• 2020-06-12 Sold (MLS) $162,000 NWARMLS
• 2020-05-11 Listed $160,000 NWARMLS
• 2015-11-13 Sold (Public Records) $117,000 Public Records
• 2015-11-10 Sold (MLS) $117,000 NWARMLS
• 2015-07-31 Listed $124,500 NWARMLS
• 2012-04-12 Sold (Public Records) $104,000 Public Records
• 2012-04-10 Sold (MLS) $104,000 NWARMLS
• 2012-03-02 Listed $107,000 NWARMLS
• 2002-04-30 Sold (Public Records) $90,000 Public Records
• 2002-04-30 Sold (Public Records) $90,000 Public Records
• 1998-05-05 Sold (Public Records) $49,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,801 · -25.0% YoY. Source: county tax records.