2371 - 2375 W Holly St · Fayetteville, AR 72703

$259,000

4 bd · 2.0 ba · 1,776 sqft · Townhouse public records · 114 Days on market

Built 1967 0.31 ac lot $146/sqft · at area comps Est $268k · at est.

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +8.9/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

Key facts

• Long-term tenants
• Functional layout
• High-demand location

Tags

• FULLY OCCUPIED DUPLEX
• IMMEDIATE RENTAL INCOME
• HIGH-DEMAND LOCATION
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• LONG-TERM TENANTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $259k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.4% below list).
• Recommended offer: $206k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Asbell Elementary School (math 37% / reading 22%, grade F, #305 of 454 statewide, top 71%, 369 students, 82% FRL); Woodland Junior High School (math 63% / reading 64%, grade B+, #5 of 201 statewide, top 3%, 752 students, 26% 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 (+2.0%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($61k/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 $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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $71k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $206,223 (20.4% 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 114 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $267,517
• List price: $259,000
• Delta: -3.18%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1630 Evening Shade Dr	0.34mi	3/2.5 (-1)	1,566 (-12%)	4mo	$290,000	$185	54

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-49,386
• Equity at exit: $38,618

10-year hold

• IRR: -14.6%
• Equity multiple: 0.20×
• Total profit: $-58,162
• Equity at exit: $22,394

Cash invested: $72,520 (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 72703

• Rents YoY: 2.0%
• Active inventory: 312
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$247 /mo · $2,967/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-84

Break-even live

Break-even rent $2,169

Max offer price $244,115

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-11	+0% $-84	+5% $-158	+10% $-231
Rent	-10% $-247	-5% $-166	+0% $-84	+5% $-3	+10% $79
Rate	-1.0pp $46	-0.5pp $-18	base $-84	+0.5pp $-151	+1.0pp $-220

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1582 N Willowbrook Dr Fayetteville, AR	3.0	2.0	1262	$1,645	$1.30	25d	1	0.28mi
1584 N Willowbrook Dr Fayetteville, AR	3.0	2.0	1262	$1,645	$1.30	25d	1	0.28mi
2538 W Houston St Fayetteville, AR	3.0	2.0	1500	$1,495	$1.00	25d	1	0.33mi
2536 W Houston St Unit Houston 2538 Fayetteville, AR	3.0	2.0	1500	$1,495	$1.00	23d	1	0.33mi
1601 N Sang Ave Fayetteville, AR	3.0	2.0	2120	$2,250	$1.06	16d	1	0.33mi
1708 N Sang Ave Fayetteville, AR	4.0	3.0	1660	$2,400	$1.45	23d	3	0.44mi
1751 N Shiloh Dr Fayetteville, AR	3.0	1.0–2.0	959	$1,950	$2.03	46d	4	0.53mi
1751 N Shiloh Dr Fayetteville, AR	3.0	2.0	1291	$1,950	$1.51	46d	1	0.53mi
931 N Lewis Ave Unit 1261731P Fayetteville, AR	3.0	2.0	1948	$7,412	$3.80	25d	1	0.57mi
1140 N Valley View Dr Fayetteville, AR	4.0	2.0	1400	$700	$0.50	46d	1	0.58mi
968 N Lewis Ave Fayetteville, AR	3.0	2.0	1584	$1,850	$1.17	46d	1	0.60mi
2845 Riverridge Dr Fayetteville, AR	3.0	2.0	1248	$1,395	$1.12	23d	1	0.60mi
2110 Loren Cir Unit 1241309P Fayetteville, AR	4.0	2.0	1722	$5,101	$2.96	16d	1	0.60mi
2119 Loren Cir Unit 1221945P Fayetteville, AR	3.0	2.5	2055	$7,964	$3.88	25d	1	0.62mi
3001 W Wedington Dr Fayetteville, AR	1.0–4.0	1.0–2.5	1000	$1,595	$1.59	46d	3	0.66mi
2748 Wildwood Dr Fayetteville, AR	3.0	2.5	1550	$1,895	$1.22	46d	1	0.69mi
2967 W Glen Mdw Fayetteville, AR	3.0	2.0	1260	$1,495	$1.19	23d	1	0.72mi
1378 W Mount Comfort Rd Unit 1 Fayetteville, AR	3.0	3.5	1400	$1,795	$1.28	46d	1	0.76mi
1378 W Mount Comfort Rd Unit 1378 Fayetteville, AR	3.0	2.5	1400	$1,795	$1.28	46d	1	0.76mi
3033 W Mica St Fayetteville, AR	3.0	2.0	1494	$1,550	$1.04	16d	1	0.77mi
3033 W Mica St Fayetteville, AR	3.0	2.0	1494	$1,600	$1.07	23d	1	0.77mi
2085 N Penelope Ln Fayetteville, AR	4.0	2.5	2101	$2,500	$1.19	46d	1	0.81mi
1246 W James St Unit 2 Fayetteville, AR	3.0	3.5	1800	$3,250	$1.81	46d	1	0.86mi
1223 Haven Dr Fayetteville, AR	2.0–4.0	2.0–4.0	1146	$2,660	$2.32	23d	1	0.88mi
3468 W Yale St Fayetteville, AR	3.0	2.0	1320	$1,795	$1.36	25d	1	0.97mi
667 N Salem Rd Fayetteville, AR	4.0	3.5	1763	$2,895	$1.64	46d	1	0.99mi
740 N Malbec Rd Fayetteville, AR	4.0	2.5	1785	$2,895	$1.62	46d	1	1.01mi
1071 W Malibu St Fayetteville, AR	3.0	2.5	1505	$1,695	$1.13	25d	1	1.03mi
1536 N London Ave Fayetteville, AR	3.0	2.5	1505	$1,695	$1.13	46d	1	1.07mi
534 N Salem Rd Fayetteville, AR	3.0	2.5	2090	$2,895	$1.39	46d	1	1.13mi
2414 N Jeremiah Pl Fayetteville, AR	3.0	2.0	1400	$1,500	$1.07	46d	1	1.13mi
1150 N Oakland Ave Fayetteville, AR	4.0	3.0	1800	$3,300	$1.83	23d	1	1.14mi
515 N Salem Rd Fayetteville, AR	4.0	3.5	2202	$2,895	$1.31	46d	1	1.17mi
719 N Oakland Ave Fayetteville, AR	3.0	4.5	1950	$2,900	$1.49	16d	1	1.17mi
3219 W Thornbrook St Fayetteville, AR	4.0	2.0	1846	$2,150	$1.16	25d	1	1.18mi
393 N Ainsley Loop Unit 1221838P Fayetteville, AR	4.0	3.0	2217	$5,866	$2.65	46d	1	1.23mi
2256 W Moore Ln Fayetteville, AR	3.0	2.5	1951	$3,000	$1.54	46d	1	1.24mi
787 W Sandy Beach Ln Fayetteville, AR	3.0	2.0	1268	$1,495	$1.18	16d	1	1.26mi
2179 W Million Ln Fayetteville, AR	3.0	2.5	2473	$2,300	$0.93	46d	1	1.26mi
2932 W Obsidian St Fayetteville, AR	3.0	2.0	1529	$1,900	$1.24	46d	1	1.27mi

Listing history 29 events

1. 2026-06-18
   status $259,000 Pending 114 DOM
2. 2026-06-18
   days on market $259,000 Active 114 DOM
3. 2026-06-17
   days on market $259,000 Active 113 DOM
4. 2026-06-16
   days on market $259,000 Active 112 DOM
5. 2026-06-15
   pricedays on market $259,000 Active 111 DOM
6. 2026-06-14
   days on market $269,000 Active 109 DOM
7. 2026-06-13
   days on market $269,000 Active 108 DOM
8. 2026-06-10
   days on market $269,000 Active 106 DOM
9. 2026-06-09
   days on market $269,000 Active 105 DOM
10. 2026-06-08
    days on market $269,000 Active 104 DOM
11. 2026-06-07
    days on market $269,000 Active 103 DOM
12. 2026-06-05
    days on market $269,000 Active 100 DOM
13. 2026-06-03
    days on market $269,000 Active 99 DOM
14. 2026-06-03
    pricedays on market $269,000 Active 98 DOM
15. 2026-05-31
    days on market $280,000 Active 97 DOM
16. 2026-05-31
    days on market $280,000 Active 96 DOM
17. 2026-05-01
    status Active 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

18. 2026-02-25
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

19. 2026-01-30
    price $280,000 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

20. 2026-01-20
    status Active 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

21. 2026-01-20
    price $300,000 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

22. 2026-01-09
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

23. 2025-12-02
    listed $330,000 Active 575-char remark

    Show marketing remark (575 chars)

    Investment opportunity just minutes from the University of Arkansas! This fully occupied duplex offers immediate rental income in a high-demand location. Each unit features a functional layout with comfortable living spaces and reliable long-term tenants already in place. Conveniently located near I49, shopping, dining, and major Fayetteville amenities, this property is ideal for both seasoned investors and those looking to start or expand their rental portfolio. Low-maintenance and well-situated—don’t miss this turnkey addition to your investment strategy.

24. 2025-05-12
    price $389,999
25. 2022-03-24
    soldstatus $225,000
26. 2022-03-22
    soldstatus $225,000 Closed
27. 2022-02-27
    status Pending
28. 2022-02-22
    listed $198,000 Active
29. 1979-10-03
    soldstatus $36,000

ⓘ 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: $2,967 · $247/mo
• Projected year-2 tax: $2,967 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,747
• − Mortgage interest: −$14,508
• − Property taxes: −$2,967
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$7,535
• Taxable loss: −$5,518
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $313/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): 35,896
• Household income: $60,568
• Rent vs Own: 62.0% rent · 38.0% own
• Severe rent burden: 2372.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -269.77%
• Current HPI: 317.7085
• Rent YoY: ▲ 2.01%
• 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

+677.8% since first listed

13 events — show timeline

• 2026-05-01 Relisted — NWARMLS
• 2026-02-25 Pending — NWARMLS
• 2026-01-30 Price Changed $280,000 NWARMLS
• 2026-01-20 Relisted — NWARMLS
• 2026-01-20 Price Changed $300,000 NWARMLS
• 2026-01-09 Pending — NWARMLS
• 2025-12-02 Listed $330,000 NWARMLS
• 2025-05-12 Price Changed $389,999 NWARMLS
• 2022-03-24 Sold (Public Records) $225,000 Public Records
• 2022-03-22 Sold (MLS) $225,000 NWARMLS
• 2022-02-27 Pending — NWARMLS
• 2022-02-22 Listed $198,000 NWARMLS
• 1979-10-03 Sold (Public Records) $36,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,967 · +0.0% YoY. Source: county tax records.