24 S Sycamore Ave · West Fork, AR 72774

$280,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.40 ac lot Est $275k · at est.

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• 1% rule +6.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Impressively updated home with an open floor plan that you will adore. This 3 bedroom 1.5 bath home is sure to impress your guests when they walk into the open living/dining and kitchen. The kitchen is so pretty with lots of cabinetry and gleaming granite countertops. This home is perfect for entertaining inside and out with a large lot and spacious covered front and back patio. Updates include a tankless hot water heater 2024, new HVAC and ductwork 2025, new windows 2018, blue tooth speakers in LED lighting, new metal roof 2018, Come see this beautiful home and make it yours today.

Key facts

• Open floor plan
• Lots of cabinetry
• Large lot

Tags

• OPEN FLOOR PLAN
• LOTS OF CABINETRY
• GLEAMING GRANITE COUNTERTOPS
• LARGE LOT
• SPACIOUS COVERED FRONT PATIO
• SPACIOUS COVERED BACK PATIO

Property features AI

Finance

• Other: Lot includes hardwood trees
• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage with automatic door; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Recycling collection
• Home design: Single-story; Brick construction; Architectural shingle roof; Slab foundation; Public road frontage
• Construction: Built with brick
• Exterior features: Concrete driveway; Covered patio

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Range hood; Self-cleaning oven; ENERGY STAR qualified appliances
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Ceiling fan(s); Granite counters; Programmable thermostat; Walk-in closet(s); Window treatments; Vinyl windows; Drapes
• Laundry & utility: Washer hookup; Dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 10.1% 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 $8k 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 $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $142k; list at $280k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $280,000

Questions for the listing agent

1. Built in 1975 — 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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $274,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 S Sycamore Ave	0.00mi	3/2.0	1,536 (0%)	0mo	$280,000	$182	98
67 Red Oak Ave	0.18mi	3/2.0	1,431 (-7%)	2mo	$229,000	$160	76
62 S Cedar Ave	0.11mi	3/2.0	1,512 (-2%)	21mo	$280,000	$185	73
181 Dogwood St	0.17mi	3/2.0	1,540 (+0%)	22mo	$287,800	$187	71
6 N Sycamore Ave	0.07mi	3/2.0	1,358 (-12%)	11mo	$260,000	$191	66
95 Pleasant St	0.60mi	4/2.0 (+1)	1,623 (+6%)	10mo	$281,300	$173	48
99 Mecca St	0.67mi	3/1.0	1,456 (-5%)	16mo	$150,000	$103	45
43 Mecca St	0.57mi	3/1.0	1,308 (-15%)	3mo	$320,000	$245	44
50 Northwood St	0.72mi	3/1.5	1,321 (-14%)	6mo	$236,000	$179	38
125 Pleasant St	0.66mi	4/2.0 (+1)	1,387 (-10%)	10mo	$229,000	$165	37
155 Westwood Ave	0.74mi	3/1.5	1,356 (-12%)	11mo	$215,000	$159	36
98 Pleasant St	0.61mi	3/2.0	1,394 (-9%)	22mo	$233,900	$168	36

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $11,663
• Equity at exit: $41,749

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $83,270
• Equity at exit: $24,209

Cash invested: $78,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,241 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $897

Break-even live

Break-even rent $2,105

Max offer price $280,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,056	-5% $977	+0% $897	+5% $818	+10% $739
Rent	-10% $641	-5% $769	+0% $897	+5% $1,025	+10% $1,153
Rate	-1.0pp $1,038	-0.5pp $969	base $897	+0.5pp $825	+1.0pp $751

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $280,000 Active
3. 2018-06-14
   soldstatus $142,500

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,792 · $149/mo
• Expected delta: +$855/yr (+$71/mo · 91.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°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: $38,893
• − Mortgage interest: −$15,684
• − Property taxes: −$937
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$8,145
• Taxable income: $6,503
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $9,208/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: 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

• Census place: West Fork, AR
• 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

+96.5% since first listed

3 events — show timeline

• 2026-05-14 Pending — NWARMLS
• 2026-05-11 Listed $280,000 NWARMLS
• 2018-06-14 Sold (Public Records) $142,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $937 · -3.4% YoY. Source: county tax records.