803 N Hill St · Siloam Springs, AR 72761

$320,000

4 bd · 2.5 ba · 2,268 sqft · SingleFamily public records · 21 Days on market

Built 1970 Est $347k · 8% 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).

• Cash flow +20.3/30.0
• ARV discount +11.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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

New roof 2026

Key facts

• Built 1970
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/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 $299k (6.5% below list).
• Recommended offer: $299k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $2,993/mo this rent would consume 47% of the median local household income ($76k/yr) (locally 176% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; list at $320k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $299,318 (6.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
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: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $347,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 E University St	0.41mi	4/2.0	2,278 (+0%)	19mo	$330,000	$145	63
110 N Gunter St	0.44mi	3/2.0 (-1)	2,160 (-5%)	6mo	$269,000	$125	60
1410 Ezekiel Ct	0.74mi	4/2.0	2,155 (-5%)	2mo	$360,000	$167	54
600 University St	0.72mi	4/2.0	2,112 (-7%)	1mo	$330,000	$156	53
305 E Franklin St	0.19mi	5/3.0 (+1)	1,979 (-13%)	14mo	$225,000	$114	52
703 W Elgin St	0.65mi	4/2.5	2,204 (-3%)	20mo	$320,000	$145	48
302 Wright St	0.67mi	4/2.0	2,240 (-1%)	20mo	$415,000	$185	48
617 E Delaware St	0.65mi	3/2.5 (-1)	2,500 (+10%)	1mo	$375,000	$150	47
1402 N Latisha Ln	0.67mi	4/2.0	2,573 (+13%)	14mo	$370,000	$144	32
402 E Seville St	0.71mi	4/2.0	2,024 (-11%)	23mo	$310,000	$153	27
701 Maci	0.74mi	3/2.0 (-1)	2,018 (-11%)	16mo	$326,000	$162	27
1404 Ezekiel Ct	0.72mi	4/2.0	1,940 (-14%)	23mo	$320,000	$165	21

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-25,707
• Equity at exit: $47,713

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $10,966
• Equity at exit: $27,668

Cash invested: $89,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,993 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $412

Break-even live

Break-even rent $2,471

Max offer price $320,000

Occupancy floor 81%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	0.68mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	0.69mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	21d	1	0.78mi
2303 N Presley St Siloam Springs, AR	4.0	3.0	2148	$2,150	$1.00	23d	1	0.93mi
2304 N Presley St Siloam Springs, AR	4.0	3.0	2148	$2,150	$1.00	23d	1	0.96mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	14d	1	0.98mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	14d	1	1.07mi

Listing history 14 events

1. 2026-06-15
   days on market $320,000 Active 21 DOM
2. 2026-06-14
   days on market $320,000 Active 19 DOM
3. 2026-06-10
   days on market $320,000 Active 16 DOM
4. 2026-06-09
   days on market $320,000 Active 15 DOM
5. 2026-06-08
   days on market $320,000 Active 14 DOM
6. 2026-06-07
   days on market $320,000 Active 13 DOM
7. 2026-06-03
   days on market $320,000 Active 9 DOM
8. 2026-06-02
   days on market $320,000 Active 8 DOM
9. 2026-06-01
   days on market $320,000 Active 7 DOM
10. 2026-05-31
    days on market $320,000 Active 6 DOM
11. 2026-05-31
    days on market $320,000 Active 5 DOM
12. 2026-05-26
    listed $320,000 Active
13. 2010-08-04
    soldstatus $148,073
14. 2005-04-05
    soldstatus $180,000

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $2,048 · $171/mo
• Expected delta: +$358/yr (+$30/mo · 21.2%)

ⓘ 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: $35,918
• − Mortgage interest: −$17,925
• − Property taxes: −$1,690
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$9,309
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $5,033/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

+77.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $320,000 FSBO.com
• 2010-08-04 Sold (Public Records) $148,073 Public Records
• 2005-04-05 Sold (Public Records) $180,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,690 · +1.6% YoY. Source: county tax records.