385 Smith St · West Fork, AR 72774

$337,000

4 bd · 2.0 ba · 1,840 sqft · SingleFamily · 667 Days on market

Built 2024 Excellent condition 9,583 sqft lot $183/sqft · 12% above area Est $301k · 12% over ↓ 6% since listing

---

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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• ARV discount +2.1/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

exciting new home in new subdivision. custom cabinets, central vac, granite counter tops. Use our preferred lender (Momentum Loans) and get a free 1% rate buy down. Or get $2500.00 towards buyers closing costs. Or get 0 down for qualified buyers with an RD loan. Refrigerator included. Home is priced at $182.50 sf compared to $200.00+ sf for the rest of the homes listed in this subdivision. Great opportunity for big equity for home buyers or investors.

Key facts

• Custom cabinets
• Granite counter tops
• Central vac

Tags

• CUSTOM CABINETS
• CENTRAL VAC
• GRANITE COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $337k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $337k).
• Recommended offer: $297k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 $2k of loan paydown is wiped out by about $10k 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 $94k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 667 days — a 12% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

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 $296,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 667 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $300,870
• List price: $337,000
• Delta: 12.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
393 Smith St	0.01mi	3/2.0 (-1)	1,669 (-9%)	5mo	$318,100	$191	74
339 Smith St	0.01mi	4/2.0	1,567 (-15%)	4mo	$323,446	$206	71
378 Hidden Creek Pl	0.12mi	3/2.0 (-1)	1,693 (-8%)	6mo	$285,900	$169	71
338 Hidden Creek Pl	0.15mi	3/2.0 (-1)	1,674 (-9%)	3mo	$283,900	$170	70
401 Smith St	0.00mi	4/2.0	1,567 (-15%)	11mo	$314,098	$200	66
277 S Campbell Ave	0.43mi	3/2.0 (-1)	1,740 (-5%)	1mo	$258,000	$148	65
686 W Thornstone Ave	0.56mi	3/2.0 (-1)	1,740 (-5%)	9mo	$307,500	$177	52
183 Thornstone St	0.64mi	3/2.0 (-1)	1,760 (-4%)	8mo	$310,000	$176	51
200 Craig St	0.37mi	3/2.0 (-1)	1,620 (-12%)	11mo	$230,000	$142	49
696 E Thornstone Ave	0.61mi	3/2.0 (-1)	1,650 (-10%)	3mo	$267,500	$162	47
171 Thornstone St	0.65mi	3/2.0 (-1)	1,702 (-8%)	9mo	$325,000	$191	45
701 W Thornstone Ave	0.57mi	3/2.0 (-1)	1,568 (-15%)	10mo	$265,965	$170	35

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,832
• Equity at exit: $50,248

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $74,441
• Equity at exit: $29,138

Cash invested: $94,360 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,069 medium
• Mortgage (P&I): −$1,767
• Tax est. 1.5%: −$421 /mo · $5,055/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $885

Break-even live

Break-even rent $2,948

Max offer price $337,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,118	-5% $1,002	+0% $885	+5% $769	+10% $652
Rent	-10% $564	-5% $724	+0% $885	+5% $1,046	+10% $1,207
Rate	-1.0pp $1,055	-0.5pp $971	base $885	+0.5pp $798	+1.0pp $709

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $337,000 Active 667 DOM
2. 2026-06-17
   days on market $337,000 Active 666 DOM
3. 2026-06-16
   days on market $337,000 Active 665 DOM
4. 2026-06-15
   days on market $337,000 Active 664 DOM
5. 2026-06-14
   days on market $337,000 Active 662 DOM
6. 2026-06-13
   days on market $337,000 Active 661 DOM
7. 2026-06-10
   days on market $337,000 Active 659 DOM
8. 2026-06-09
   days on market $337,000 Active 658 DOM
9. 2026-06-08
   days on market $337,000 Active 657 DOM
10. 2026-06-07
    days on market $337,000 Active 656 DOM
11. 2026-06-05
    days on market $337,000 Active 653 DOM
12. 2026-06-03
    days on market $337,000 Active 652 DOM
13. 2026-06-02
    days on market $337,000 Active 651 DOM
14. 2026-06-01
    days on market $337,000 Active 650 DOM
15. 2026-05-31
    days on market $337,000 Active 649 DOM
16. 2026-05-31
    days on market $337,000 Active 648 DOM
17. 2025-09-26
    price $337,000 455-char remark

    Show marketing remark (455 chars)

    exciting new home in new subdivision. custom cabinets, central vac, granite counter tops. Use our preferred lender (Momentum Loans) and get a free 1% rate buy down. Or get $2500.00 towards buyers closing costs. Or get 0 down for qualified buyers with an RD loan. Refrigerator included. Home is priced at $182.50 sf compared to $200.00+ sf for the rest of the homes listed in this subdivision. Great opportunity for big equity for home buyers or investors.

18. 2024-08-20
    listed $358,800 Active 455-char remark

    Show marketing remark (455 chars)

    exciting new home in new subdivision. custom cabinets, central vac, granite counter tops. Use our preferred lender (Momentum Loans) and get a free 1% rate buy down. Or get $2500.00 towards buyers closing costs. Or get 0 down for qualified buyers with an RD loan. Refrigerator included. Home is priced at $182.50 sf compared to $200.00+ sf for the rest of the homes listed in this subdivision. Great opportunity for big equity for home buyers or investors.

ⓘ 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 7 d/yr ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,822
• − Mortgage interest: −$18,877
• − Property taxes: −$5,055
• − Insurance: −$1,685
• − Repairs & maintenance: −$3,906
• − Management: −$3,906
• − Depreciation: −$9,804
• Taxable income: $5,590
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $9,281/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 · 5 photos

Excellent 95/100 None rehab

This new home in a new subdivision is move-in ready with no visible repairs or maintenance needed. It offers a great opportunity for investors or home buyers looking for a high-value property.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency
• Both Add landscaping around the house — Landscaping enhances curb appeal and adds value
• Both Install a smart thermostat — A smart thermostat improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑
• Both Add landscaping around the house — Landscaping enhances curb appeal and adds value ↑
• Both Install a smart thermostat — A smart thermostat improves energy efficiency and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-6.1% since first listed

2 events — show timeline

• 2025-09-26 Price Changed $337,000 NWARMLS
• 2024-08-20 Listed $358,800 NWARMLS