2115 W Tulsa St · Siloam Springs, AR 72761

$334,500

3 bd · 2.5 ba · 2,376 sqft · SingleFamily public records · 4 Days on market

Built 1977 0.29 ac lot Est $421k · 20% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3BR/2BA home on a corner lot. Approx 2376 sf. Lots of updates- newer carpet, roof, A/C units. Large sunroom/den with built in bar area. Workshop, RV pad, Large covered patio- hot tub stays!, Located in a nice established neighborhood!

Key facts

• Fresh paint
• Large sunroom
• New flooring

Tags

• CORNER LOT
• NEW FLOORING
• NEW ROOF
• NEWER A C UNITS
• FRESH PAINT
• LARGE SUNROOM

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and shopping

Exterior

• Parking: Garage with garage door opener; RV access/parking; 3 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Recycling collection
• Home design: Single-story home; Brick construction; Architectural shingle roof; Slab foundation
• Construction: Built with brick exterior; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Storage structure; Workshop; Back yard fencing; Privacy wood fence; Corner lot; Cleared and landscaped; Level lot; Public paved road frontage

Interior

• Kitchen: Convection oven; Dishwasher; Electric range; Garbage disposal; Microwave; Refrigerator; Plumbed for ice maker; Eat-in kitchen layout
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Attic; Wet bar; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Storage; Walk-in closets; Window treatments; Vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/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 $311k (7.0% below list).
• Recommended offer: $311k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.9% in Siloam Springs — 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 74/100 on livability (#17 in AR, #4,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Siloam Springs School District (town): math 44% / reading 40% proficiency, ranked #53 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 362 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• At $3,111/mo this rent would consume 49% of the median local household income ($76k/yr) (locally 176% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $154k; list at $334k implies a 117% 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 $311,087 (7.0% below list)

Questions for the listing agent

1. Built in 1977 — 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 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?
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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $420,552
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 S Dogwood St	0.61mi	3/2.5	2,506 (+6%)	3mo	$367,000	$146	60
1069 Twin Springs Ct	0.70mi	4/2.5 (+1)	2,450 (+3%)	1mo	$500,000	$204	56
1005 W Jefferson St	0.69mi	3/1.5	2,300 (-3%)	4mo	$373,000	$162	55
537 S Dogwood St	0.53mi	4/2.5 (+1)	2,150 (-10%)	6mo	$405,000	$188	49
119 S Dogwood St	0.66mi	3/2.5	2,187 (-8%)	12mo	$388,000	$177	46
212 Western Hills Dr	0.58mi	4/3.0 (+1)	2,504 (+5%)	19mo	$425,000	$170	41

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-25,882
• Equity at exit: $49,875

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $13,549
• Equity at exit: $28,921

Cash invested: $93,660 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 362
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$1,754
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $447

Break-even live

Break-even rent $2,545

Max offer price $334,500

Occupancy floor 81%

Sensitivity live

Price	-10% $636	-5% $542	+0% $447	+5% $352	+10% $257
Rent	-10% $201	-5% $324	+0% $447	+5% $570	+10% $693
Rate	-1.0pp $615	-0.5pp $532	base $447	+0.5pp $360	+1.0pp $272

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: $83,625
• Closing costs: $10,035
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 W Central St Unit 1520931P Siloam Springs, AR	4.0	2.0	1894	$3,631	$1.92	14d	1	0.44mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	14d	1	0.72mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	14d	1	1.04mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	21d	1	1.15mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	1.40mi
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	1.44mi

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $334,500 Active
3. 2015-10-01
   soldstatus $154,000
4. 2015-09-29
   soldstatus $154,000 244-char remark

   Show marketing remark (244 chars)

   Very nice 3BR/2BA home on a corner lot. Approx 2376 sf. Lots of updates- newer carpet, roof, A/C units. Large sunroom/den with built in bar area. Workshop, RV pad, Large covered patio- hot tub stays!, Located in a nice established neighborhood!

5. 2015-05-05
   listed $157,000 244-char remark

   Show marketing remark (244 chars)

   Very nice 3BR/2BA home on a corner lot. Approx 2376 sf. Lots of updates- newer carpet, roof, A/C units. Large sunroom/den with built in bar area. Workshop, RV pad, Large covered patio- hot tub stays!, Located in a nice established neighborhood!

6. 1999-05-04
   soldstatus $105,000

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $2,141 · $178/mo
• Expected delta: +$734/yr (+$61/mo · 52.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 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: $37,330
• − Mortgage interest: −$18,737
• − Property taxes: −$1,407
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$9,731
• Taxable loss: −$190
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $5,408/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: Siloam Springs School District
• NCES district ID: 0512450
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $46,222
• Composite: 35.81/100
• National rank: #4828
• State rank: #53 of 238 in AR

Livability — Siloam Springs

• Score: 74/100
• State rank: #17
• US rank: #4621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siloam Springs, AR
• County: Benton County · 259,241 people
• City population: 24,745
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 24,745
• Household income: $76,122
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 176.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 58% Two or more races 24% Hispanic / Latino 19% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 291.1062
• 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

+218.6% since first listed

6 events — show timeline

• 2026-05-13 Pending — NWARMLS
• 2026-05-08 Listed $334,500 NWARMLS
• 2015-10-01 Sold (Public Records) $154,000 Public Records
• 2015-09-29 Sold (MLS) $154,000 NWARMLS
• 2015-05-05 Listed $157,000 NWARMLS
• 1999-05-04 Sold (Public Records) $105,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,407 · +0.0% YoY. Source: county tax records.