22 Fowler St · Greenwood, AR 72936

$115,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 69 Days on market

0.45 ac lot $113/sqft · 22% below area Est $147k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Fowler Street! Charming and affordable 3 bedroom, 1 bathroom cottage located in an established Greenwood neighborhood. This home offers central heat and air, a new roof and siding (2025)-everyone loves low-maintenance exterior. Inside, you’ll find crisp white and neutral gray colors, ceiling fans, and blinds for privacy. The kitchen features simple countertops with 3 little open shelves for your kitchen favorites! Microwave and range stay for you! One bedroom has a fun mint green color that adds a bit of personality! Move-in ready-comfortable and priced to sell at $115,000! Conveniently located near local favorites like Harp’s, Cucina’s Pizza, and Da’bayou Boujee Candy Boutique. So fun for the kids! Award-winning Greenwood Schools.

Key facts

• Central heat and air
• Microwave and range
• New roof and siding

Tags

• CENTRAL HEAT AND AIR
• NEW ROOF AND SIDING
• LOW-MAINTENANCE EXTERIOR
• MICROWAVE AND RANGE
• AWARD-WINNING SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $33 ($395/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 $91k (20.6% below list).
• Recommended offer: $91k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Greenwood — 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 72/100 on livability (#35 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Greenwood School District (town): math 59% / reading 58% proficiency, ranked #5 of 238 in AR (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 143 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 388 units permitted in Sebastian County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sebastian County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

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 $91,363 (20.6% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $146,829
• List price: $115,000
• Delta: -21.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Coker St	0.22mi	3/1.0	988 (-3%)	2mo	$160,000	$162	83
305 S Gunther St	0.29mi	2/1.0 (-1)	928 (-9%)	5mo	$60,000	$65	63
136 N Indian Hills Blvd	0.68mi	3/1.0	1,026 (+1%)	5mo	$162,400	$158	63
815 W Baltimore St	0.45mi	3/1.5	1,125 (+11%)	6mo	$151,400	$135	54
613 Gov Bass Little St	0.64mi	3/2.0	1,039 (+2%)	12mo	$157,000	$151	53
115 N Bass Cir	0.30mi	3/1.0	1,144 (+13%)	18mo	$165,000	$144	50
108 N Coker St	0.25mi	2/2.0 (-1)	900 (-11%)	15mo	$93,500	$104	48
537 El Paso St	0.73mi	3/1.5	1,054 (+4%)	14mo	$167,900	$159	46
516 Caperton Loop	0.73mi	2/1.0 (-1)	1,056 (+4%)	14mo	$175,000	$166	43
520 E El Paso St	0.70mi	3/2.0	1,145 (+13%)	1mo	$150,000	$131	41
49 W Gary St	0.55mi	2/1.0 (-1)	1,152 (+13%)	7mo	$145,000	$126	41
915 W Denver St	0.60mi	3/1.5	1,115 (+10%)	20mo	$141,000	$126	37

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-16,592
• Equity at exit: $17,147

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-11,959
• Equity at exit: $9,943

Cash invested: $32,200 (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 72936

• Home prices YoY: -21.4%
• Active inventory: 143
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $914 high
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $33

Break-even live

Break-even rent $872

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 W Dogwood St Unit 3 Greenwood, AR	3.0	1.0	850	$695	$0.82	13d	1	0.27mi
830 W Denver St Unit 801 Greenwood, AR	2.0	1.0	788	$725	$0.92	43d	1	0.52mi
1139 W Denver St Greenwood, AR	3.0	1.0	1006	$1,250	$1.24	13d	1	0.80mi
300 E Knoxville St Unit 08 Greenwood, AR	2.0	1.0	800	$695	$0.87	43d	1	0.88mi
300 E Knoxville St Unit 06 Greenwood, AR	2.0	1.0	800	$695	$0.87	21d	1	0.89mi
234 E Lincoln St Greenwood, AR	3.0	2.0	1354	$1,350	$1.00	43d	1	0.93mi
8705 Cantera Dr Unit B Fort Smith, AR	3.0	2.0	1470	$1,649	$1.12	13d	1	1.07mi
40 Grand Maple Dr Greenwood, AR	3.0	1.0	1090	$1,100	$1.01	13d	1	1.09mi
1060 Farley Cir Greenwood, AR	2.0	2.0	1248	$895	$0.72	13d	1	1.20mi
1334 Clinic Ln Unit B Greenwood, AR	2.0	2.0	1300	$950	$0.73	43d	1	1.22mi
406 Mount Harmony Rd Unit '05 Greenwood, AR	2.0	1.5	1258	$825	$0.66	21d	1	1.30mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 69 DOM
2. 2026-06-18
   days on market $115,000 Active 68 DOM
3. 2026-06-17
   days on market $115,000 Active 67 DOM
4. 2026-06-16
   days on market $115,000 Active 66 DOM
5. 2026-06-15
   days on market $115,000 Active 65 DOM
6. 2026-06-14
   days on market $115,000 Active 63 DOM
7. 2026-06-13
   days on market $115,000 Active 62 DOM
8. 2026-06-10
   days on market $115,000 Active 60 DOM
9. 2026-06-09
   days on market $115,000 Active 59 DOM
10. 2026-06-08
    days on market $115,000 Active 58 DOM
11. 2026-06-07
    days on market $115,000 Active 57 DOM
12. 2026-06-05
    days on market $115,000 Active 54 DOM
13. 2026-06-03
    days on market $115,000 Active 53 DOM
14. 2026-06-02
    days on market $115,000 Active 52 DOM
15. 2026-06-01
    days on market $115,000 Active 51 DOM
16. 2026-05-31
    days on market $115,000 Active 50 DOM
17. 2026-05-30
    days on market $115,000 Active 49 DOM
18. 2026-04-01
    listed $115,000 Active 784-char remark

    Show marketing remark (784 chars)

    Welcome to Fowler Street! Charming and affordable 3 bedroom, 1 bathroom cottage located in an established Greenwood neighborhood. This home offers central heat and air, a new roof and siding (2025)-everyone loves low-maintenance exterior. Inside, you’ll find crisp white and neutral gray colors, ceiling fans, and blinds for privacy. The kitchen features simple countertops with 3 little open shelves for your kitchen favorites! Microwave and range stay for you! One bedroom has a fun mint green color that adds a bit of personality! Move-in ready-comfortable and priced to sell at $115,000! Conveniently located near local favorites like Harp’s, Cucina’s Pizza, and Da’bayou Boujee Candy Boutique. So fun for the kids! Award-winning Greenwood Schools.

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$281/yr (+$23/mo · 61.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $10,964
• − Mortgage interest: −$6,442
• − Property taxes: −$455
• − Insurance: −$575
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$3,345
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $780/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: Greenwood School District
• NCES district ID: 0506990
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 58% ▼ -4.00%
• Median HH income: $55,015
• Composite: 50.33/100
• National rank: #1879
• State rank: #5 of 238 in AR

Livability — Greenwood

• Score: 72/100
• State rank: #35
• US rank: #6396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, AR
• Population (ZIP): 14,182

Population outlook (Sebastian County) Hauer SSP2

• Today (2025): 133,992 people
• By 2030: 136,620 · +2.0%
• By 2040: 140,832 · +5.1%
• By 2050: 143,301 · +6.9%
• By 2075: 147,964 · +10.4%
• By 2100: 145,848 · +8.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Sebastian

• 2024 margin: Solid R (+37.5) · D 30.0% · R 67.6% · Other 2.4%
• 2008→2024 swing: -2.9pp toward R · 2008: -34.6pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+35.5 2016: R+38.1 2012: R+37.1 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.40%
• Current HPI: 222.3233
• 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

1 event — show timeline

• 2026-04-01 Listed $115,000 WRVBOR

Property tax history

+1.2%/yr

Latest (2025): $455 · +8.7% YoY. Source: county tax records.