607 Purtle Ave · Springdale, AR 72764

$169,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 58 Days on market

Built 1941 9,583 sqft lot $117/sqft · 43% below area Est $298k · 43% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION. Easy access to I49, Springdale or Fayetteville, close to parks, hospitals, Tyson and JB Hunt headquarters. Located on dead end street right off Don Tyson Parkway, 1 mile to Greenway trail with nice sidewalks on Don Tyson to get there! 3.5 miles to Arvest Ballpark and just over a mile to Lake Fayetteville! Home is in poor condition and has been tagged unsafe by the City of Springdale building department due to mechanical issues. Utilities are not on due to condition.

Key facts

• Close to parks
• Close to hospitals
• Easy access to i49

Tags

• EASY ACCESS TO I49
• CLOSE TO PARKS
• CLOSE TO HOSPITALS
• CLOSE TO TYSON HEADQUARTERS
• CLOSE TO JB HUNT HEADQUARTERS
• LOCATED ON DEAD END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $65 ($777/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 $135k (20.4% below list).
• Recommended offer: $135k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.3% in Springdale — 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 70/100 on livability (#48 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute D+, employment D+.
• Springdale School District (urban): math 38% / reading 35% proficiency, ranked #100 of 238 in AR (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 369 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 58 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $135,206 (20.4% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $297,608
• List price: $169,900
• Delta: -42.91%
• 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
3476 Ryan St	0.11mi	3/2.0	1,416 (-3%)	3mo	$305,500	$216	88
3380 Ryan St	0.20mi	3/2.0	1,500 (+3%)	0mo	$300,000	$200	85
3461 Remington St	0.13mi	3/2.0	1,336 (-8%)	2mo	$278,000	$208	79
204 W Edmondson Ave	0.29mi	3/2.0	1,537 (+6%)	6mo	$315,500	$205	73
261 Carrington Ave	0.49mi	4/2.0 (+1)	1,462 (+0%)	1mo	$230,000	$157	71
470 Robin Hood Ct	0.39mi	3/2.0	1,549 (+6%)	3mo	$295,000	$190	69
149 Robin Hood Ct	0.46mi	3/2.0	1,512 (+4%)	5mo	$286,000	$189	68
258 W Colorado Ave	0.57mi	3/2.0	1,515 (+4%)	6mo	$315,000	$208	61
2973 Pagosa St	0.71mi	3/2.0	1,493 (+2%)	2mo	$310,000	$208	61
104 Annie Laurie Ave	0.37mi	3/2.0	1,644 (+13%)	4mo	$305,000	$186	58
204 E Henson Ave	0.64mi	3/2.0	1,580 (+8%)	3mo	$225,000	$142	53
1740 Oxford Pl	0.59mi	3/2.0	1,590 (+9%)	6mo	$302,000	$190	52

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-23,666
• Equity at exit: $25,333

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-16,361
• Equity at exit: $14,690

Cash invested: $47,572 (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 72764

• Rents YoY: 2.9%
• Active inventory: 369
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$891
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $65

Break-even live

Break-even rent $1,270

Max offer price $169,900

Occupancy floor 90%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Black Oak Ave Springdale, AR	2.0	1.0	900	$1,105	$1.23	14d	2	0.17mi
1605 Juniper Cir Unit C Springdale, AR	2.0	1.0	901	$1,025	$1.14	21d	1	0.67mi
1605 Juniper Cir Springdale, AR	2.0	1.0	901	$1,025	$1.14	14d	1	0.67mi
2000 Cypress Pl Springdale, AR	2.0	1.0	1044	$1,395	$1.34	23d	1	1.05mi
1320 Crutcher St Springdale, AR	3.0	1.0	897	$1,395	$1.56	43d	1	1.34mi
2205 Ellington Dr Unit D Springdale, AR	2.0	2.5	1150	$1,300	$1.13	14d	1	1.48mi
2209 Ellington Dr Unit A Springdale, AR	2.0	2.5	1150	$1,300	$1.13	43d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 58 DOM
2. 2026-06-17
   days on market $169,900 Active 57 DOM
3. 2026-06-16
   days on market $169,900 Active 56 DOM
4. 2026-06-15
   days on market $169,900 Active 55 DOM
5. 2026-06-14
   days on market $169,900 Active 53 DOM
6. 2026-06-10
   days on market $169,900 Active 50 DOM
7. 2026-06-09
   days on market $169,900 Active 49 DOM
8. 2026-06-08
   days on market $169,900 Active 48 DOM
9. 2026-06-07
   days on market $169,900 Active 47 DOM
10. 2026-06-05
    days on market $169,900 Active 44 DOM
11. 2026-06-03
    days on market $169,900 Active 43 DOM
12. 2026-06-02
    days on market $169,900 Active 42 DOM
13. 2026-06-01
    days on market $169,900 Active 41 DOM
14. 2026-05-31
    days on market $169,900 Active 40 DOM
15. 2026-05-31
    days on market $169,900 Active 39 DOM
16. 2026-04-21
    listed $169,900 Active 500-char remark

    Show marketing remark (500 chars)

    LOCATION, LOCATION, LOCATION. Easy access to I49, Springdale or Fayetteville, close to parks, hospitals, Tyson and JB Hunt headquarters. Located on dead end street right off Don Tyson Parkway, 1 mile to Greenway trail with nice sidewalks on Don Tyson to get there! 3.5 miles to Arvest Ballpark and just over a mile to Lake Fayetteville! Home is in poor condition and has been tagged unsafe by the City of Springdale building department due to mechanical issues. Utilities are not on due to condition.

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,087 · $91/mo
• Expected delta: +$588/yr (+$49/mo · 118.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,225
• − Mortgage interest: −$9,517
• − Property taxes: −$499
• − Insurance: −$850
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,943
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $1,300/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: Springdale School District
• NCES district ID: 0512660
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $45,469
• Composite: 31.18/100
• National rank: #6046
• State rank: #100 of 238 in AR

Livability — Springdale

• Score: 70/100
• State rank: #48
• US rank: #7326

Category grades

Amenities F Commute D+ 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: Springdale, AR
• County: Washington County · 252,056 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 58,719
• Household income: $65,898
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1352.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 28% Pacific Islander 11% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada
• Languages at home: 58% English-only · Spanish 32% Other Asian/Pacific 9% Russian/Polish/Slavic 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: ▼ -269.05%
• Current HPI: 297.924
• Rent YoY: ▲ 2.87%
• 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

1 event — show timeline

• 2026-04-21 Listed $169,900 NWARMLS

Property tax history

+18.1%/yr

Latest (2025): $499 · +9.3% YoY. Source: county tax records.