1150 Henegar Dr · Siloam Springs, AR 72761

$175,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 10 Days on market

Built 1983 8,276 sqft lot $152/sqft · 20% below area Est $220k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in a convenient Siloam Springs location! This 3 bedroom, 1 bath home offers approximately 1,152 sq ft and has great potential as a rental property or investment project. The roof is less than 5 years old. Fenced backyard with an 8x10 storage shed and swing set that conveys with the property. Home is plumbed for a gas cook stove. Property will need floor covering and the air conditioning is currently not working. Great opportunity to add value and make it your own!

Key facts

• Fenced backyard
• 8x10 storage shed
• 8,276 sq ft lot

Tags

• SILOAM SPRINGS LOCATION
• FENCED BACKYARD
• 8X10 STORAGE SHED
• PLUMBED FOR GAS COOK STOVE

Property features AI

Finance

• HOA & community: Monthly association fee; Near schools and shopping

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; Has carport
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Entry level on main floor
• Construction: Brick and wood siding construction; Architectural shingle roof; Slab foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Covered porch; Porch; Storage structure; Chain link fencing in back yard; Property in a subdivision; Cleared, level city lot; Public paved road frontage; Residential zoning

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Ceiling fan(s); Blinds; Window treatments
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.4% below list).
• Recommended offer: $136k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% 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: crime D, amenities F, commute 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.
• Zoned schools: Delbert Pete & Pat Allen Ele (667 students, 62% FRL); Siloam Springs Intermediate School (math 44% / reading 42%, grade D-, #70 of 201 statewide, top 38%, 700 students, 59% FRL); Siloam Springs High School Conversion Charter (math 33% / reading 37%, grade F, #90 of 292 statewide, top 31%, 1,402 students, 49% FRL, charter).
• Market conditions: 371 active listings in the ZIP; 9 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; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $135,816 (22.4% 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. 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. 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?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $219,778
• List price: $175,000
• Delta: -20.37%
• 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
1155 S Dogwood St	0.14mi	3/1.5	1,123 (-2%)	4mo	$160,000	$142	84
1690 Henegar Dr	0.09mi	3/2.0	1,107 (-4%)	11mo	$165,000	$149	76
838 S Cherry St	0.51mi	3/1.5	1,092 (-5%)	5mo	$205,000	$188	62
1205 Jo Lynn St	0.20mi	3/1.5	1,296 (+12%)	10mo	$215,000	$166	59
1021 Granite St	0.56mi	3/1.5	1,092 (-5%)	6mo	$220,000	$201	59
825 W Granite St	0.68mi	3/1.5	1,224 (+6%)	4mo	$197,000	$161	52
413 Rodric Cir	0.74mi	3/1.5	1,208 (+5%)	8mo	$135,000	$112	48
805 S Oak Hill St	0.61mi	3/1.5	1,274 (+11%)	10mo	$230,000	$181	43
2304 Twin Springs St	0.72mi	3/2.0	1,266 (+10%)	5mo	$226,000	$179	42
820 W Deer Lodge Ct	0.62mi	3/2.0	1,320 (+15%)	3mo	$254,000	$192	40
790 Deer Lodge Ct	0.63mi	3/2.0	1,320 (+15%)	7mo	$252,500	$191	36
328 Rodric Cir	0.74mi	3/2.0	1,277 (+11%)	8mo	$199,000	$156	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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-37,027
• Equity at exit: $26,093

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-43,349
• Equity at exit: $15,131

Cash invested: $49,000 (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: 371
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-136

Break-even live

Break-even rent $1,531

Max offer price $155,257

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-76	+0% $-136	+5% $-197	+10% $-257
Rent	-10% $-244	-5% $-190	+0% $-136	+5% $-83	+10% $-29
Rate	-1.0pp $-48	-0.5pp $-92	base $-136	+0.5pp $-182	+1.0pp $-228

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 W Benton St Unit C Siloam Springs, AR	2.0	1.5	1120	$1,050	$0.94	15d	1	1.15mi
460 N Garrett St Unit D Siloam Springs, AR	2.0	1.0	1020	$1,000	$0.98	25d	1	1.18mi
400 E Twin Springs St Unit 1 Siloam Springs, AR	2.0	1.0	1000	$1,400	$1.40	25d	1	1.25mi
703 W Garland St Unit A Siloam Springs, AR	2.0	1.5	1220	$1,200	$0.98	15d	1	1.34mi
250 N Madison St Unit c Siloam Springs, AR	2.0	1.5	960	$1,095	$1.14	25d	1	1.37mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	16d	1	1.38mi
1908 Azlin Pl Siloam Springs, AR	3.0	1.5	1200	$1,350	$1.12	16d	1	1.42mi
2004 Azlin Pl Siloam Springs, AR	2.0	1.5	1100	$1,250	$1.14	25d	1	1.42mi
2006 Azlin Pl Unit B Siloam Springs, AR	2.0	1.5	1200	$1,200	$1.00	25d	1	1.42mi

Listing history 1 events

1. 2026-05-10
   listed $175,000 Active 489-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,298
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$5,091
• Taxable loss: −$4,703
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $-508/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

2 events — show timeline

• 2026-05-20 Pending — NWARMLS
• 2026-05-10 Listed $175,000 NWARMLS

Property tax history

-11.5%/yr

Latest (2025): $76 · -54.9% YoY. Source: county tax records.