605 S Maxwell St · Siloam Springs, AR 72761

$89,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 45 Days on market

Built 1950 7,405 sqft lot $94/sqft · 52% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Siloam Springs! This property at 605 Maxwell St offers a compelling opportunity with an attractive price per square foot, making it an excellent value-add deal. Whether you’re looking to renovate, hold, live in, or reposition for resale, the numbers make sense here. The layout and location also lend themselves well to multiple exit strategies, including long-term rental income, mid-term furnished housing, or even a short-term rental setup. Potential for bed/bath additions. For owner-occupants, this is a chance to renovate and customize a home to your liking while building equity over time. Investors will appreciate the flexibility and upside potential, while homeowners can take advantage of a lower entry price and create their ideal living space. Don’t miss this versatile opportunity with strong upside, whether you’re expanding your portfolio or planning your next home project!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.9% in Siloam Springs — 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 74/100 on livability (#17 in AR, #4,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Siloam Springs School District (town): math 44% / reading 40% proficiency, ranked #53 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 362 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $89k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $186,375
• List price: $89,000
• Delta: -52.25%
• 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
608 S Maxwell St	0.03mi	2/1.0	900 (-5%)	9mo	$179,000	$199	83
421 S Washington St	0.20mi	2/1.0	1,008 (+6%)	2mo	$75,000	$74	78
614 W Harvard St	0.47mi	2/1.0	925 (-2%)	4mo	$193,000	$209	71
823 S Wright St	0.27mi	2/1.0	1,023 (+8%)	8mo	$189,000	$185	68
717 S Hico St	0.41mi	2/1.0	900 (-5%)	13mo	$177,000	$197	61
926 S Elm St	0.55mi	3/1.0 (+1)	930 (-2%)	8mo	$183,700	$198	60
613 Central St	0.40mi	2/1.0	972 (+2%)	24mo	$189,200	$195	58
405 W Siloam Pl	0.56mi	3/1.0 (+1)	884 (-7%)	1mo	$140,000	$158	57
624 Hico St	0.37mi	3/1.0 (+1)	872 (-8%)	20mo	$150,000	$172	48
707 S Hico St	0.41mi	3/1.0 (+1)	1,053 (+11%)	12mo	$164,000	$156	47
1780 S Washington St	0.71mi	2/1.0	1,012 (+7%)	16mo	$160,000	$158	43
503 W Tahlequah St	0.71mi	2/1.0	1,048 (+10%)	12mo	$163,000	$156	40

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: 11.7%
• Equity multiple: 1.47×
• Total profit: $11,617
• Equity at exit: $13,270

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $43,651
• Equity at exit: $7,695

Cash invested: $24,920 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 362
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$467
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $409

Break-even live

Break-even rent $744

Max offer price $89,000

Occupancy floor 63%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 S Washington St Unit 1520922P Siloam Springs, AR	1.0	1.0	699	$2,608	$3.73	21d	1	0.17mi
400 E Twin Springs St Unit 1 Siloam Springs, AR	2.0	1.0	1000	$1,400	$1.40	23d	1	0.20mi
250 N Madison St Unit c Siloam Springs, AR	2.0	1.5	960	$1,095	$1.14	23d	1	0.45mi
605 W Benton St Unit C Siloam Springs, AR	2.0	1.5	1120	$1,050	$0.94	13d	1	0.71mi
460 N Garrett St Unit D Siloam Springs, AR	2.0	1.0	1020	$1,000	$0.98	23d	1	0.72mi
207 E Franklin St Unit 1520952P Siloam Springs, AR	2.0	2.0	1119	$2,901	$2.59	14d	1	0.75mi
806 W Tahlequah St Unit B Siloam Springs, AR	1.0	1.0	600	$875	$1.46	13d	1	0.83mi
2004 Azlin Pl Siloam Springs, AR	2.0	1.5	1100	$1,250	$1.14	23d	1	0.85mi
1707 Montclair Ave Siloam Springs, AR	3.0	2.0	1101	$1,399	$1.27	13d	2	0.94mi
1050 N Britt St Siloam Springs, AR	1.0–2.0	1.0–2.0	881	$1,100	$1.25	13d	5	0.95mi

Listing history 6 events

1. 2026-05-11
   price $89,000 941-char remark

   Show marketing remark (941 chars)

   Investor special in the heart of Siloam Springs! This property at 605 Maxwell St offers a compelling opportunity with an attractive price per square foot, making it an excellent value-add deal. Whether you’re looking to renovate, hold, live in, or reposition for resale, the numbers make sense here. The layout and location also lend themselves well to multiple exit strategies, including long-term rental income, mid-term furnished housing, or even a short-term rental setup. Potential for bed/bath additions. For owner-occupants, this is a chance to renovate and customize a home to your liking while building equity over time. Investors will appreciate the flexibility and upside potential, while homeowners can take advantage of a lower entry price and create their ideal living space. Don’t miss this versatile opportunity with strong upside, whether you’re expanding your portfolio or planning your next home project!

2. 2026-04-24
   price $94,500 941-char remark

   Show marketing remark (941 chars)

   Investor special in the heart of Siloam Springs! This property at 605 Maxwell St offers a compelling opportunity with an attractive price per square foot, making it an excellent value-add deal. Whether you’re looking to renovate, hold, live in, or reposition for resale, the numbers make sense here. The layout and location also lend themselves well to multiple exit strategies, including long-term rental income, mid-term furnished housing, or even a short-term rental setup. Potential for bed/bath additions. For owner-occupants, this is a chance to renovate and customize a home to your liking while building equity over time. Investors will appreciate the flexibility and upside potential, while homeowners can take advantage of a lower entry price and create their ideal living space. Don’t miss this versatile opportunity with strong upside, whether you’re expanding your portfolio or planning your next home project!

3. 2026-04-12
   listed $99,000 Active 941-char remark

   Show marketing remark (941 chars)

   Investor special in the heart of Siloam Springs! This property at 605 Maxwell St offers a compelling opportunity with an attractive price per square foot, making it an excellent value-add deal. Whether you’re looking to renovate, hold, live in, or reposition for resale, the numbers make sense here. The layout and location also lend themselves well to multiple exit strategies, including long-term rental income, mid-term furnished housing, or even a short-term rental setup. Potential for bed/bath additions. For owner-occupants, this is a chance to renovate and customize a home to your liking while building equity over time. Investors will appreciate the flexibility and upside potential, while homeowners can take advantage of a lower entry price and create their ideal living space. Don’t miss this versatile opportunity with strong upside, whether you’re expanding your portfolio or planning your next home project!

4. 2026-03-03
   soldstatus $35,000
5. 2025-08-15
   price $155,000
6. 1996-07-31
   soldstatus $40,000

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,007 · $84/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,137
• − Mortgage interest: −$4,985
• − Property taxes: −$1,007
• − Insurance: −$445
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,589
• Taxable income: $3,689
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,020/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: Siloam Springs School District
• NCES district ID: 0512450
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $46,222
• Composite: 35.81/100
• National rank: #4828
• State rank: #53 of 238 in AR

Livability — Siloam Springs

• Score: 74/100
• State rank: #17
• US rank: #4621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siloam Springs, AR
• County: Benton County · 259,241 people
• City population: 24,745
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 24,745
• Household income: $76,122
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 176.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 58% Two or more races 24% Hispanic / Latino 19% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 291.1062
• Rent YoY: —
• 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

+122.5% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $89,000 NWARMLS
• 2026-04-24 Price Changed $94,500 NWARMLS
• 2026-04-12 Listed $99,000 NWARMLS
• 2026-03-03 Sold (Public Records) $35,000 Public Records
• 2025-08-15 Price Changed $155,000 NWARMLS
• 1996-07-31 Sold (Public Records) $40,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,007 · +10.2% YoY. Source: county tax records.