1937 S Custer Ln · Fayetteville, AR 72701

$175,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 19 Days on market

Built 1969 10,018 sqft lot $140/sqft · 32% below area Est $257k · 32% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER. Financing to be Cash or Conventional only as property is selling "AS IS, WHERE IS". This is an Estate sale. Needs proof of funds attached with offer. Allow 7 days for acceptance as Sellers have to get approval from lawyer. Allow 45 days for closing. All offers need to state "Subject to Approval of Probate Court of Washington County Arkansas. NO Property Disclosure as owner has deceased. Property is only one mile from University of Arkansas campus. & one-half mile from Razorback baseball field.

Key facts

• 0.23 acre lot
• Parking
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Zoned schools: Owl Creek School (math 36% / reading 28%, grade F, #278 of 454 statewide, top 64%, 1,024 students, 62% 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).
• Market conditions: Rents rising (+2.6%/yr); 531 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $5k 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 ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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 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. 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: 1.09% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $257,411
• List price: $175,000
• Delta: -32.02%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1937 S Custer Ln	0.00mi	3/1.5	1,248 (0%)	1mo	$195,000	$156	100
1925 S Custer Ln	0.01mi	4/2.0 (+1)	1,248 (0%)	1mo	$273,000	$219	91

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-508
• Equity at exit: $26,093

10-year hold

• IRR: 9.0%
• Equity multiple: 1.68×
• Total profit: $33,323
• Equity at exit: $15,131

Cash invested: $49,000 (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 72701

• Rents YoY: 2.6%
• Active inventory: 531
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$918
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $449

Break-even live

Break-even rent $1,343

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $548	-5% $499	+0% $449	+5% $400	+10% $350
Rent	-10% $298	-5% $374	+0% $449	+5% $525	+10% $600
Rate	-1.0pp $537	-0.5pp $494	base $449	+0.5pp $404	+1.0pp $358

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1983 S Razorback Rd Unit 3 Fayetteville, AR	2.0	1.0	700	$895	$1.28	45d	1	0.32mi
1959 S Razorback Rd Unit 4 Fayetteville, AR	2.0	1.0	700	$895	$1.28	22d	1	0.33mi
1572 W Cato Springs Rd Unit 1241338P Fayetteville, AR	2.0	1.0	871	$4,418	$5.07	25d	1	0.33mi
1516 Sligo St Unit 1 Fayetteville, AR	3.0	2.5	1393	$2,500	$1.79	15d	1	0.36mi
1764 S Razorback Rd Unit 1764 Fayetteville, AR	2.0	2.5	1431	$1,695	$1.18	15d	1	0.49mi
1629 S Razorback Rd Fayetteville, AR	2.0–4.0	2.0–4.0	1312	$2,444	$1.86	22d	1	0.56mi
1660 S Razorback Rd Fayetteville, AR	2.0–4.0	2.5–4.5	1723	$2,415	$1.40	15d	1	0.57mi
1636 S Razorback Rd Fayetteville, AR	2.0	2.5	1431	$1,850	$1.29	15d	1	0.58mi
1935 S Garland Ave Unit 1338736P Fayetteville, AR	3.0	2.5	1431	$3,600	$2.52	22d	1	0.68mi
870 Beechwood Ave Fayetteville, AR	1.0–4.0	1.0–4.5	1135	$1,223	$1.08	45d	16	0.92mi
1441 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.02mi
1422 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.03mi
1435 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.03mi
1416 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.03mi
1410 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.04mi
1447 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.04mi
1404 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.04mi
1453 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.05mi
1461 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.05mi
1467 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.05mi
1840 Kaywood Ln #11 Fayetteville, AR	2.0	1.0	900	$1,350	$1.50	15d	1	1.05mi
1555 S Crews Ln Fayetteville, AR	1.0–3.0	1.0–3.0	1099	$1,750	$1.59	22d	6	1.06mi
1348 S Yampa Bnd Fayetteville, AR	2.0	1.5	1105	$1,995	$1.81	45d	1	1.06mi
1821 W Mitchell St Fayetteville, AR	2.0	2.5	1140	$1,462	$1.28	15d	3	1.10mi
1315 Van Buren Ave Fayetteville, AR	2.0	2.0	1287	$1,850	$1.44	22d	1	1.14mi
1326 Van Buren Ave Fayetteville, AR	2.0	2.5	1260	$2,250	$1.79	45d	1	1.16mi
1123 S Tottenham Ct Fayetteville, AR	2.0	2.5	1196	$1,500	$1.25	45d	1	1.18mi
1042 S Laramie Hght Fayetteville, AR	3.0	3.0	1273	$2,595	$2.04	45d	1	1.21mi
1632 W Neptune St Fayetteville, AR	2.0	2.5	1300	$2,400	$1.85	45d	1	1.22mi
3124 W Salida Ln Fayetteville, AR	2.0	2.5	1138	$1,750	$1.54	15d	1	1.22mi
1043 S Laramie Hts Fayetteville, AR	2.0	2.5	1138	$1,850	$1.63	45d	1	1.23mi
1047 S Laramie Hts Fayetteville, AR	2.0	2.5	1244	$1,850	$1.49	15d	1	1.24mi
1234 S Ellis Ave Fayetteville, AR	2.0	1.0	1000	$1,500	$1.50	45d	1	1.24mi
1007 S Laramie Hght Fayetteville, AR	2.0	2.5	1138	$1,750	$1.54	25d	1	1.25mi
1767 Bedford Loop Fayetteville, AR	1.0–2.0	1.0	650	$1,300	$2.00	25d	1	1.28mi
1767 Bedford Loop Fayetteville, AR	1.0–2.0	1.0	600	$1,225	$2.04	45d	2	1.28mi
874 Hill Ave Unit 101 Fayetteville, AR	2.0	1.5	1188	$1,695	$1.43	25d	1	1.36mi
1540 Nettleship St Unit 9 Fayetteville, AR	2.0	2.0	850	$1,500	$1.76	25d	1	1.41mi
1500 Nettleship St Unit 10 Fayetteville, AR	2.0	1.0	700	$1,500	$2.14	45d	1	1.41mi
287 S Breakwater Ln Fayetteville, AR	2.0	2.5	1252	$1,495	$1.19	45d	1	1.43mi

Listing history 2 events

1. 2026-05-04
   status Pending 531-char remark

   Show marketing remark (531 chars)

   FIXER UPPER. Financing to be Cash or Conventional only as property is selling "AS IS, WHERE IS". This is an Estate sale. Needs proof of funds attached with offer. Allow 7 days for acceptance as Sellers have to get approval from lawyer. Allow 45 days for closing. All offers need to state "Subject to Approval of Probate Court of Washington County Arkansas. NO Property Disclosure as owner has deceased. Property is only one mile from University of Arkansas campus. & one-half mile from Razorback baseball field.

2. 2026-04-14
   listed $175,000 Active 531-char remark

   Show marketing remark (531 chars)

   FIXER UPPER. Financing to be Cash or Conventional only as property is selling "AS IS, WHERE IS". This is an Estate sale. Needs proof of funds attached with offer. Allow 7 days for acceptance as Sellers have to get approval from lawyer. Allow 45 days for closing. All offers need to state "Subject to Approval of Probate Court of Washington County Arkansas. NO Property Disclosure as owner has deceased. Property is only one mile from University of Arkansas campus. & one-half mile from Razorback baseball field.

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$280/yr (+$23/mo · 33.4%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 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: $22,932
• − Mortgage interest: −$9,803
• − Property taxes: −$840
• − Insurance: −$875
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,091
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $4,752/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): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• 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

2 events — show timeline

• 2026-05-04 Pending — NWARMLS
• 2026-04-14 Listed $175,000 NWARMLS

Property tax history

+7.1%/yr

Latest (2025): $840 · +218.8% YoY. Source: county tax records.