5066 W Colfax Loop · Fayetteville, AR 72704

$279,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 3 Days on market

Built 2014 6,969 sqft lot Est $270k · at est. $10/mo HOA

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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 +12.2/30.0
• ARV discount +5.9/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relaxing & Open Living. Starting w/ a covered front porch & low maintenance siding. Enter the home to an open floor plan w/ inviting neutral colors throughout. Kitchen features lots of counter space, stainless steel appliances & recessed lighting. Spacious Master Bedroom has walk-in closet w/ built-in shelving. 2nd Bathroom can be accessed from hallway & from the 2nd Bedroom. Backyard has 6ft privacy and is perfect for watching kids & pets play. Home is located close to Farmington, Fayetteville, & I-49

Key facts

• Updated bathrooms
• New front door
• New roof

Tags

• UPDATED BATHROOMS
• UPDATED LIGHT FIXTURES
• NEW FRONT DOOR
• WOOD PLANK TILE FLOORING
• NEW ROOF
• PRIVACY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Association: Real Clear Neighborhoods; Association fee $120 annually; Community features: biking, curbs, sidewalks, trails/paths, park, near schools

Exterior

• Parking: Attached garage; Garage door opener; 2 covered parking spaces
• Security: Security system; Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Vinyl siding; Architectural shingle roof; Slab foundation; Corner lot; Landscaped lot; Near park; Located in a subdivision; Public, paved road frontage
• Construction: Built with vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Covered patio; Patio; Storage (outbuilding); Wood privacy fencing in back yard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Plumbed for ice maker; ENERGY STAR qualified appliances
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); ENERGY STAR qualified equipment; Central air conditioning (electric)
• Interior features: Attic; Ceiling fan(s); Pantry; Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-57 ($-685/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (25.2% below list).
• Recommended offer: $209k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $143k; list at $279k implies a 95% gain — meaningful room to come down on a strong offer.

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 $208,813 (25.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $269,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5016 Colfax Loop	0.12mi	3/2.0	1,266 (-5%)	3mo	$257,000	$203	84
4479 Sweetgum Ln	0.22mi	3/2.0	1,271 (-4%)	4mo	$267,000	$210	79
4486 Alberta St	0.23mi	3/2.0	1,389 (+5%)	4mo	$270,000	$194	79
4394 W Sweetgum Ln	0.29mi	3/2.0	1,254 (-6%)	1mo	$255,000	$203	76
4516 Serviceberry Dr	0.27mi	3/2.0	1,405 (+6%)	4mo	$282,500	$201	74
3946 W Lilac Dr	0.64mi	3/2.0	1,271 (-4%)	4mo	$271,000	$213	60
1415 S Camellia Ln	0.69mi	3/2.0	1,261 (-5%)	2mo	$270,000	$214	58
4352 W Havana Ave	0.63mi	3/2.0	1,455 (+10%)	1mo	$325,000	$223	54
199 Ruth	0.59mi	3/1.5	1,450 (+9%)	2mo	$215,000	$148	54
34 Saxony St	0.66mi	3/2.0	1,484 (+12%)	1mo	$295,000	$199	49
1175 Oleander Ln	0.71mi	3/2.0	1,189 (-10%)	1mo	$265,000	$223	49
182 N Hunter St	0.70mi	3/1.5	1,197 (-10%)	1mo	$234,000	$195	48

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-50,681
• Equity at exit: $41,600

10-year hold

• IRR: -12.7%
• Equity multiple: 0.28×
• Total profit: $-56,219
• Equity at exit: $24,123

Cash invested: $78,120 (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 72704

• Home prices YoY: -20.2%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$116
• HOA: −$10
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-57

Break-even live

Break-even rent $2,160

Max offer price $268,913

Occupancy floor 98%

Sensitivity live

Price	-10% $101	-5% $22	+0% $-57	+5% $-136	+10% $-215
Rent	-10% $-222	-5% $-140	+0% $-57	+5% $25	+10% $108
Rate	-1.0pp $83	-0.5pp $14	base $-57	+0.5pp $-129	+1.0pp $-203

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1164 S Oxbow Way Fayetteville, AR	3.0	2.0	1328	$1,650	$1.24	24d	1	0.04mi
4600 W Colfax Loop Fayetteville, AR	4.0	2.0	1720	$1,995	$1.16	24d	1	0.05mi
264 E Anabranch Ct Farmington, AR	3.0	2.0	1314	$1,675	$1.27	15d	1	0.14mi
227 E Anabranch Ct Farmington, AR	3.0	2.0	1370	$1,650	$1.20	44d	1	0.17mi
4522 W Sweetgum Ln Unit 1302869P Fayetteville, AR	2.0	2.0	1474	$3,441	$2.33	15d	1	0.18mi
1018 S Benchmark Ln Unit 2 Fayetteville, AR	3.0	3.5	1710	$2,100	$1.23	15d	1	0.41mi
4234 W Eisenhower Pl Fayetteville, AR	2.0–3.0	2.5	1189	$1,800	$1.51	24d	8	0.44mi
83 Wilson St Farmington, AR	3.0	1.0	1104	$1,300	$1.18	24d	1	0.49mi
502 S Calico Ave Fayetteville, AR	4.0	2.0	1745	$2,595	$1.49	44d	1	0.56mi
4790 W Planetree St Fayetteville, AR	3.0	2.5	1688	$2,700	$1.60	15d	1	0.58mi
416 S Calico Ave Fayetteville, AR	3.0	2.0	1669	$2,295	$1.38	44d	1	0.59mi
5 E Loveland Loop Farmington, AR	2.0–3.0	2.0–2.5	1365	$1,875	$1.37	15d	15	0.61mi
275 N Hunter St Farmington, AR	3.0	2.0	1154	$1,725	$1.49	15d	1	0.62mi
40 E Loveland Loop Farmington, AR	3.0	2.0	1571	$1,900	$1.21	44d	1	0.62mi
510 S Wagon Wheel Ave Fayetteville, AR	3.0	2.0	1670	$2,200	$1.32	24d	1	0.62mi
4479 W Topeka Ave Fayetteville, AR	3.0	2.0	1669	$2,095	$1.26	15d	1	0.63mi
4813 W Triangle St Fayetteville, AR	3.0	2.5	1797	$2,500	$1.39	15d	1	0.65mi
292 N Mojave St Farmington, AR	3.0	2.0	1615	$2,100	$1.30	24d	1	0.66mi
4491 W Newton Ave Fayetteville, AR	3.0	2.0	1389	$1,875	$1.35	24d	1	0.67mi
1227 S Camellia Ln Fayetteville, AR	3.0	2.0	1150	$1,700	$1.48	24d	1	0.67mi
19 W Chikasaw Rd Farmington, AR	3.0	2.0	1606	$2,100	$1.31	15d	1	0.68mi
189 S Geranium Ln Fayetteville, AR	3.0	2.0	1463	$1,950	$1.33	44d	1	0.69mi
4805 W Sturgeon St Fayetteville, AR	4.0	2.0	1871	$2,700	$1.44	15d	1	0.70mi
186 Old Farmington Rd Farmington, AR	3.0	2.5	1515	$1,595	$1.05	44d	1	0.72mi
4337 W Newton Ave Fayetteville, AR	3.0	2.0	1430	$1,895	$1.33	24d	1	0.72mi
112 S Broyles Ave Fayetteville, AR	3.0	2.0	1603	$3,000	$1.87	15d	1	0.76mi
53 S Geranium Ln Fayetteville, AR	3.0	2.0	1556	$2,075	$1.33	44d	1	0.77mi
3829 W Gardenia Dr Fayetteville, AR	3.0	2.0	1376	$2,700	$1.96	24d	1	0.77mi
4820 W Aurora St Fayetteville, AR	3.0	2.0	1739	$2,145	$1.23	15d	1	0.78mi
25 S Brown St Unit 25 Farmington, AR	2.0	2.5	1200	$1,100	$0.92	24d	1	0.83mi
146 N Banner Ave Farmington, AR	3.0	2.0	1701	$2,195	$1.29	15d	1	0.85mi
33 S Brown St Unit 33 Farmington, AR	2.0	2.5	1200	$1,100	$0.92	44d	1	0.85mi
86 N Banner Ave Farmington, AR	3.0	2.0	1859	$1,945	$1.05	15d	1	0.88mi
60 Neal St Unit Neal 64 Farmington, AR	3.0	1.0	1080	$1,400	$1.30	15d	1	0.92mi
4494 W Wales Dr Fayetteville, AR	3.0	2.0	1556	$1,950	$1.25	44d	1	0.92mi
116 N Panther Ave Farmington, AR	3.0	2.0	1852	$1,995	$1.08	15d	1	0.93mi
4441 W Anthem Dr Fayetteville, AR	3.0	2.0	1358	$1,850	$1.36	44d	1	0.93mi
4405 W Anthem Dr Fayetteville, AR	3.0	2.0	1353	$2,200	$1.63	24d	1	0.94mi
4812 W Monaco Bnd Fayetteville, AR	4.0	2.0	1560	$1,900	$1.22	44d	1	0.94mi
4476 W Anthem Dr Fayetteville, AR	3.0	2.0	1483	$1,875	$1.26	15d	1	0.96mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 7 events

1. 2026-05-31
   statusdays on market $279,000 Pending 3 DOM
2. 2026-05-27
   listed $279,000 Active
3. 2017-05-16
   soldstatus $143,000
4. 2017-05-12
   soldstatus $143,000 542-char remark

   Show marketing remark (542 chars)

   Relaxing & Open Living. Starting w/ a covered front porch & low maintenance siding. Enter the home to an open floor plan w/ inviting neutral colors throughout. Kitchen features lots of counter space, stainless steel appliances & recessed lighting. Spacious Master Bedroom has walk-in closet w/ built-in shelving. 2nd Bathroom can be accessed from hallway & from the 2nd Bedroom. Backyard has 6ft privacy and is perfect for watching kids & pets play. Home is located close to Farmington, Fayetteville, & I-49

5. 2017-04-05
   listed $143,000 542-char remark

   Show marketing remark (542 chars)

   Relaxing & Open Living. Starting w/ a covered front porch & low maintenance siding. Enter the home to an open floor plan w/ inviting neutral colors throughout. Kitchen features lots of counter space, stainless steel appliances & recessed lighting. Spacious Master Bedroom has walk-in closet w/ built-in shelving. 2nd Bathroom can be accessed from hallway & from the 2nd Bedroom. Backyard has 6ft privacy and is perfect for watching kids & pets play. Home is located close to Farmington, Fayetteville, & I-49

6. 2014-12-19
   soldstatus $135,500 322-char remark

   Show marketing remark (322 chars)

   New construction, brand new floor plan, rear entry garage, stain resistant carpets throughout, ceramic tile in all the wet areas, stainless steel appliances, crown molding kitchen, very energy efficient!!!, We are the only builder to offer 1 year builder warranty and limited LIFETIME structural warranty on all our homes!

7. 2014-05-24
   listed $135,500 322-char remark

   Show marketing remark (322 chars)

   New construction, brand new floor plan, rear entry garage, stain resistant carpets throughout, ceramic tile in all the wet areas, stainless steel appliances, crown molding kitchen, very energy efficient!!!, We are the only builder to offer 1 year builder warranty and limited LIFETIME structural warranty on all our homes!

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$377/yr (+$31/mo · 26.8%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 21 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: $25,058
• − Mortgage interest: −$15,628
• − Property taxes: −$1,408
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$120
• − Depreciation: −$8,116
• Taxable loss: −$5,620
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $664/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): 32,497
• Household income: $96,014
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 883.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -73.44%
• Current HPI: 289.7478
• Rent YoY: ▲ 2.17%
• 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

+105.9% since first listed

6 events — show timeline

• 2026-05-27 Listed $279,000 NWARMLS
• 2017-05-16 Sold (Public Records) $143,000 Public Records
• 2017-05-12 Sold (MLS) $143,000 NWARMLS
• 2017-04-05 Listed $143,000 NWARMLS
• 2014-12-19 Sold (MLS) $135,500 NWARMLS
• 2014-05-24 Listed $135,500 NWARMLS

Property tax history

+19.8%/yr

Latest (2025): $1,408 · -0.9% YoY. Source: county tax records.