10 N Crest St · West Fork, AR 72774

$185,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 12 Days on market

Built 1989 0.30 ac lot Est $197k · 6% under

---

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
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 3 Bedroom 1.5 Bath home located just minutes from West Fork Ball Field, Park, Schools and Grocery Store. The interior of the home is freshly painted. Large kitchen with room for dining. 3 nice size bedrooms. 1 Car attached garage.

Key facts

• 0.3 acre lot
• Garage
• Built 1989

Property features AI

Finance

• HOA & community: Monthly association fee; Near community park

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available
• Home design: Single-story property; 25 years or older
• Construction: Brick and Masonite exterior; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered patio; Partial fencing; Cleared, level lot near a park; Public road frontage

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-pane vinyl windows; No notable built-in interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 13.8% vs local median 5.5% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.66% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $196,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Northwood St	0.46mi	3/1.5	1,040 (-2%)	6mo	$205,000	$197	68
74 Pleasant St	0.06mi	3/1.0	1,188 (+12%)	15mo	$220,000	$185	65
279 N Centennial Ave	0.52mi	3/1.0	1,052 (-1%)	11mo	$212,500	$202	65
212 Redbud Trl	0.60mi	3/1.5	1,056 (-1%)	6mo	$160,000	$152	63
185 Wheeler St	0.52mi	3/1.0	1,148 (+8%)	2mo	$235,000	$205	61
173 Williams Ave	0.40mi	3/1.0	960 (-10%)	8mo	$174,500	$182	59
37 Centerwood St	0.39mi	3/1.5	1,134 (+7%)	12mo	$199,900	$176	58
163 Wheeler St	0.48mi	3/1.0	1,176 (+10%)	2mo	$51,000	$43	58
63 Dogwood St	0.35mi	3/2.0	1,216 (+14%)	1mo	$255,000	$210	55
224 Maple Ave	0.48mi	2/1.0 (-1)	944 (-11%)	3mo	$159,500	$169	51
302 Mcknight Ave	0.64mi	2/1.0 (-1)	988 (-7%)	6mo	$185,000	$187	49
148 Riverwood Ave	0.34mi	3/2.0	1,223 (+15%)	13mo	$223,000	$182	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.84×
• Total profit: $43,355
• Equity at exit: $27,584

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $132,310
• Equity at exit: $15,995

Cash invested: $51,800 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,075 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $1,151

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,279	-5% $1,215	+0% $1,151	+5% $1,087	+10% $1,023
Rent	-10% $908	-5% $1,029	+0% $1,151	+5% $1,272	+10% $1,394
Rate	-1.0pp $1,244	-0.5pp $1,198	base $1,151	+0.5pp $1,103	+1.0pp $1,054

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   remarks 442-char remark
2. 2026-06-13
   status $185,000 Pending 12 DOM
3. 2026-06-10
   days on market $185,000 Active 12 DOM
4. 2026-06-09
   days on market $185,000 Active 11 DOM
5. 2026-06-09
   price $185,000 Active 10 DOM
6. 2026-06-08
   days on market $190,000 Active 10 DOM
7. 2026-06-07
   days on market $190,000 Active 9 DOM
8. 2026-06-05
   days on market $190,000 Active 6 DOM
9. 2026-06-03
   days on market $190,000 Active 5 DOM
10. 2026-06-02
    days on market $190,000 Active 4 DOM
11. 2026-06-01
    days on market $190,000 Active 3 DOM
12. 2026-05-31
    days on market $190,000 Active 2 DOM
13. 2026-05-31
    remarks 400-char remark
14. 2026-05-31
    listed $190,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,899
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − Depreciation: −$5,382
• Taxable income: $11,550
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $11,036/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fork, AR
• Population (ZIP): 7,298

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 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• Rent YoY: —
• Metro: —
• 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

+1361.5% since first listed

11 events — show timeline

• 2026-05-29 Listed $190,000 NWARMLS
• 2022-09-13 Sold (Public Records) $200,000 Public Records
• 2018-07-09 Sold (Public Records) $103,900 Public Records
• 2018-07-05 Sold (MLS) $103,900 NWARMLS
• 2018-05-29 Listed $103,900 NWARMLS
• 2004-11-18 Sold (Public Records) $77,000 Public Records
• 1997-04-24 Sold (Public Records) $38,000 Public Records
• 1988-06-28 Sold (Public Records) $36,000 Public Records
• 1987-09-11 Sold (Public Records) $13,000 Public Records
• 1987-08-01 Sold (Public Records) $14,000 Public Records
• 1987-07-31 Sold (Public Records) $13,000 Public Records

Property tax history

-6.4%/yr

Latest (2025): $361 · -13.9% YoY. Source: county tax records.