Magnolia Park Eleanor Plan · Fayetteville, AR 72704

$1,055,000

5 bd · 4.5 ba · 4,485 sqft · SingleFamily · 157 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Eleanor, one of our largest and most elegant estate plans that boasts five bedrooms and four-and-a-half baths. This expansive yet charming home immediately welcomes you into a beautiful foyer with a grand staircase. On one side of the entrance is a private study, and on the other is a formal dining room. From there, you enter a spacious living room with a fireplace that seamlessly opens to a designer kitchen. Bathed in natural light, the kitchen features a sunny breakfast nook and a butler's pantry, plus a large walk-in pantry for ample storage! You also have the option to add a double fridge and a dry or wet bar in the butler's pantry. From the living room, you step out onto the patio to embrace outdoor living at its finest. The owner's retreat, conveniently located on the first level, has a vaulted ceiling for added elegance and includes a spa-like bath with a knee-space vanity, fun tub features, and a huge shower with double showerheads. There's also a massive walk-in closet and easy access to the spacious laundry room, which has an optional utility sink and a door to the closet for added privacy. Next to the laundry and garage is a mudroom perfect for pets or organizing seasonal items. Upstairs, you'll discover a large game room with an option to enclose part of it into a media room. There are also three additional bedrooms with walk-in closets that offer generous space for storage - and the option to add a bedroom and bath.

Key facts

• Designer kitchen
• Formal dining room
• Butler's pantry

Tags

• PRIVATE STUDY
• FORMAL DINING ROOM
• DESIGNER KITCHEN
• BUTLER'S PANTRY
• WALK-IN PANTRY
• OUTDOOR LIVING

🏗️ New construction. The $1,055,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,364,156.

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $1.05M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-7k ($-85k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (68.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (72.0% below list).
• Recommended offer: $296k (72.0% below list) — sets the bar for 1% rule.
• Cap rate 0.1% vs local median 3.6% in Fayetteville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Holcomb Elementary School (math 65% / reading 52%, grade B-, #45 of 454 statewide, top 10%, 643 students, 31% FRL); Ramay Junior High School (math 39% / reading 39%, grade F, #102 of 201 statewide, top 52%, 645 students, 54% FRL); Fayetteville High School East (math 41% / reading 50%, grade D-, #24 of 292 statewide, top 9%, 2,685 students, 27% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 731 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).
• This rent runs 37% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $41k 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 157 days — a 12% lower offer ($928k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,555 (72.0% 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. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.22% ✗
• Cap rate: 0.05%
• Cash-on-cash: -22.28%
• DSCR: 0.01
• GRM: 38.5

CMA / ARV

• ARV (median comp): $1,364,156
• List price: $1,055,000
• Delta: -22.66%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4146 NE Dogwood Canyon Loop	0.77mi	4/3.5 (-1)	4,187 (-7%)	1mo	$1,400,000	$334	44
TBD Wagner Rd	0.87mi	4/4.5 (-1)	4,009 (-11%)	0mo	$1,199,000	$299	42
3800 W Norwood Pl	0.54mi	4/5.0 (-1)	5,250 (+17%)	1mo	$1,550,000	$295	42
2870 Adams Rd	0.96mi	4/5.5 (-1)	4,101 (-9%)	13mo	$1,365,000	$333	31
4787 W Weir Rd	0.78mi	4/2.5 (-1)	3,860 (-14%)	12mo	$1,400,000	$363	19

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: -64.8%
• Equity multiple: -0.77×
• Total profit: $-675,180
• Equity at exit: $203,400

10-year hold

• IRR: —
• Equity multiple: -2.09×
• Total profit: $-1,179,300
• Equity at exit: $117,947

Cash invested: $381,964 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $1,197,500 ($291/sqft)
• Median days on market: 15 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 731
• Price-to-rent: 29.7×

Monthly cashflow live

• Estimated rent: $2,956 medium
• Mortgage (P&I): −$7,154
• Tax est. 1.5%: −$1,705 /mo · $20,462/yr
• Insurance: −$568
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-7,092

Break-even live

Break-even rent $11,933

Max offer price $337,861

Occupancy floor —

Sensitivity live

Price	-10% $-6,150	-5% $-6,621	+0% $-7,092	+5% $-7,564	+10% $-8,035
Rent	-10% $-7,326	-5% $-7,209	+0% $-7,092	+5% $-6,976	+10% $-6,859
Rate	-1.0pp $-6,406	-0.5pp $-6,746	base $-7,092	+0.5pp $-7,446	+1.0pp $-7,806

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: $341,039
• Closing costs: $40,925
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2351 N Hosta Dr Unit 1221812P Fayetteville, AR	4.0	2.5	3207	$18,386	$5.73	70d	1	1.10mi

Listing history 50 events

1. 2026-08-08
   days on market $1,055,000 Active 157 DOM
2. 2026-08-07
   days on market $1,055,000 Active 156 DOM
3. 2026-08-06
   days on market $1,055,000 Active 155 DOM
4. 2026-08-05
   days on market $1,055,000 Active 154 DOM
5. 2026-08-04
   days on market $1,055,000 Active 153 DOM
6. 2026-08-03
   days on market $1,055,000 Active 152 DOM
7. 2026-07-31
   days on market $1,055,000 Active 149 DOM
8. 2026-07-30
   days on market $1,055,000 Active 148 DOM
9. 2026-07-29
   days on market $1,055,000 Active 147 DOM
10. 2026-07-27
    days on market $1,055,000 Active 145 DOM
11. 2026-07-25
    days on market $1,055,000 Active 143 DOM
12. 2026-07-24
    days on market $1,055,000 Active 142 DOM
13. 2026-07-23
    days on market $1,055,000 Active 141 DOM
14. 2026-07-22
    days on market $1,055,000 Active 140 DOM
15. 2026-07-21
    days on market $1,055,000 Active 139 DOM
16. 2026-07-18
    days on market $1,055,000 Active 136 DOM
17. 2026-07-16
    days on market $1,055,000 Active 134 DOM
18. 2026-07-16
    days on market $1,055,000 Active 133 DOM
19. 2026-07-14
    days on market $1,055,000 Active 132 DOM
20. 2026-07-13
    days on market $1,055,000 Active 131 DOM
21. 2026-07-12
    days on market $1,055,000 Active 130 DOM
22. 2026-07-11
    days on market $1,055,000 Active 129 DOM
23. 2026-07-10
    days on market $1,055,000 Active 128 DOM
24. 2026-07-09
    days on market $1,055,000 Active 127 DOM
25. 2026-07-08
    days on market $1,055,000 Active 126 DOM
26. 2026-07-07
    days on market $1,055,000 Active 125 DOM
27. 2026-07-06
    days on market $1,055,000 Active 124 DOM
28. 2026-07-05
    days on market $1,055,000 Active 123 DOM
29. 2026-07-04
    days on market $1,055,000 Active 122 DOM
30. 2026-07-03
    days on market $1,055,000 Active 121 DOM
31. 2026-07-02
    days on market $1,055,000 Active 120 DOM
32. 2026-07-01
    days on market $1,055,000 Active 119 DOM
33. 2026-06-30
    days on market $1,055,000 Active 118 DOM
34. 2026-06-29
    days on market $1,055,000 Active 117 DOM
35. 2026-06-28
    days on market $1,055,000 Active 116 DOM
36. 2026-06-28
    days on market $1,055,000 Active 115 DOM
37. 2026-06-27
    days on market $1,055,000 Active 114 DOM
38. 2026-06-25
    days on market $1,055,000 Active 112 DOM
39. 2026-06-23
    days on market $1,055,000 Active 110 DOM
40. 2026-06-21
    days on market $1,055,000 Active 109 DOM
41. 2026-06-18
    days on market $1,055,000 Active 106 DOM
42. 2026-06-17
    days on market $1,055,000 Active 105 DOM
43. 2026-06-16
    days on market $1,055,000 Active 104 DOM
44. 2026-06-15
    days on market $1,055,000 Active 103 DOM
45. 2026-06-14
    days on market $1,055,000 Active 101 DOM
46. 2026-06-13
    days on market $1,055,000 Active 100 DOM
47. 2026-06-10
    days on market $1,055,000 Active 98 DOM
48. 2026-06-09
    days on market $1,055,000 Active 97 DOM
49. 2026-06-08
    days on market $1,055,000 Active 96 DOM
50. 2026-06-07
    days on market $1,055,000 Active 95 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 4/10 Moderate 6 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $35,467
• − Mortgage interest: −$76,414
• − Property taxes: −$20,462
• − Insurance: −$6,821
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$39,685
• Taxable loss: −$113,590
• Est. tax savings @ 24.0%: +$27,262
• After-tax cash flow: $-57,848/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a high-end living experience with modern amenities and a well-maintained exterior. Potential buyers and renters will appreciate the spacious layout and natural light.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Holcomb Elementary School B- AR #45/454 Nat'l #8,158/41,679 Middle Ramay Junior High School F AR #102/201 Nat'l #6,362/14,009 High Fayetteville High School East D- AR #24/292 Nat'l #6,744/17,239

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

A Composite livability gradescore 83/100

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 · 271,748 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: 5% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-03-04 Listed $1,055,000 Zillow