1902 W Granite St · Siloam Springs, AR 72761

$329,000

4 bd · 2.0 ba · 2,253 sqft · SingleFamily public records · 13 Days on market

Built 1979 0.49 ac lot Est $383k · 14% 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 +22.5/30.0
• ARV discount +13.8/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• 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 MLS

Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

Key facts

• Move-in ready
• Remodeled
• Large lot

Tags

• REMODELED
• MOVE-IN READY
• UPDATED HOME
• LARGE LOT
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Monthly association fee; Community features: biking, park, trails/paths, shopping, near fire station, near hospital, near schools

Exterior

• Parking: Attached garage; 2 covered spaces
• Security: Security system; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Sewer available
• Home design: Brick, cedar, and rock construction; Metal roof; Block and slab foundation; 25+ years old
• Construction: Brick exterior; Cedar exterior; Rock exterior; Metal roof; Block foundation; Slab foundation; Built more than 25 years ago
• Exterior features: Concrete driveway; Deck; Patio; Storage structure; Back yard fencing; Level, cleared city lot near park in a subdivision; Public paved road frontage

Interior

• Kitchen: Counter top; Dishwasher; Electric oven; Gas range; Plumbed for ice maker
• Bedrooms: Bonus room; Has basement (see remarks)
• Flooring: Concrete; Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air
• Interior features: Attic; Built-in features; Ceiling fan(s); Granite counters; Storage; Window treatments; Double pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/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 $320k (2.6% below list).
• Recommended offer: $320k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $3,203/mo this rent would consume 50% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $185k; list at $329k implies a 78% 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 $320,293 (2.6% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.97% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $383,010
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Jefferson St	0.07mi	4/2.5	2,006 (-11%)	10mo	$285,000	$142	68
537 S Dogwood St	0.37mi	4/2.5	2,150 (-5%)	6mo	$405,000	$188	68
1005 W Jefferson St	0.52mi	3/1.5 (-1)	2,300 (+2%)	4mo	$373,000	$162	62
2005 W Harvard St	0.06mi	4/2.0	1,962 (-13%)	20mo	$263,000	$134	59
1069 Twin Springs Ct	0.53mi	4/2.5	2,450 (+9%)	1mo	$500,000	$204	58
119 S Dogwood St	0.49mi	3/2.5 (-1)	2,187 (-3%)	12mo	$388,000	$177	56
301 S Dogwood St	0.45mi	3/2.5 (-1)	2,506 (+11%)	3mo	$367,000	$146	51
212 Western Hills Dr	0.54mi	4/3.0	2,504 (+11%)	19mo	$425,000	$170	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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-18,009
• Equity at exit: $49,055

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $29,398
• Equity at exit: $28,446

Cash invested: $92,120 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 362
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,203 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $556

Break-even live

Break-even rent $2,499

Max offer price $329,000

Occupancy floor 78%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 W Central St Unit 1520931P Siloam Springs, AR	4.0	2.0	1894	$3,631	$1.92	13d	1	0.37mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	13d	1	0.60mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	13d	1	0.93mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	21d	1	1.03mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	1.28mi
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $329,000 Active 13 DOM
2. 2026-06-17
   days on market $329,000 Active 12 DOM
3. 2026-06-16
   days on market $329,000 Active 11 DOM
4. 2026-06-15
   days on market $329,000 Active 10 DOM
5. 2026-06-14
   statusdays on market $329,000 Active 8 DOM
6. 2026-05-31
   status $329,000 Pending 7 DOM
7. 2026-05-20
   listed $329,000 Active
8. 2025-09-30
   soldstatus $185,000 Closed 216-char remark

   Show marketing remark (216 chars)

   Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

9. 2025-09-10
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

10. 2025-09-03
    price $185,000 216-char remark

    Show marketing remark (216 chars)

    Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

11. 2025-08-05
    price $205,000 216-char remark

    Show marketing remark (216 chars)

    Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

12. 2025-07-08
    price $215,000 216-char remark

    Show marketing remark (216 chars)

    Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

13. 2025-05-28
    listed $235,000 Active 216-char remark

    Show marketing remark (216 chars)

    Vintage tri-level style home located on the west side of the city near the state line. Spacious with a large backyard area. Open kitchen and living area concept. Bonus room in the lower level. Sold AS-IS, no repairs.

14. 2019-09-09
    soldstatus $192,000 496-char remark

    Show marketing remark (496 chars)

    Need lots of space? Well this house is for you! 3 levels, 4 bedrooms, 3 bathrooms, 2 living areas all on a 1/2 acre lot in a convenient location in town. The kitchen, living room and dining area has been recently remodeled with beautiful Pergo flooring! The basement living area is great for "movie-night" or "gaming" The privacy fence backyard and deck area is perfect for outdoor entertaining! Plenty of room to run. Priced to sell, call for a showing of this home today!

15. 2019-07-19
    listed $189,900 496-char remark

    Show marketing remark (496 chars)

    Need lots of space? Well this house is for you! 3 levels, 4 bedrooms, 3 bathrooms, 2 living areas all on a 1/2 acre lot in a convenient location in town. The kitchen, living room and dining area has been recently remodeled with beautiful Pergo flooring! The basement living area is great for "movie-night" or "gaming" The privacy fence backyard and deck area is perfect for outdoor entertaining! Plenty of room to run. Priced to sell, call for a showing of this home today!

16. 2008-09-05
    soldstatus $114,000

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $2,106 · $175/mo
• Expected delta: +$768/yr (+$64/mo · 57.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $38,435
• − Mortgage interest: −$18,429
• − Property taxes: −$1,338
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − Depreciation: −$9,571
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $6,364/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

+188.6% since first listed

10 events — show timeline

• 2026-05-20 Listed $329,000 NWARMLS
• 2025-09-30 Sold (MLS) $185,000 NWARMLS
• 2025-09-10 Pending — NWARMLS
• 2025-09-03 Price Changed $185,000 NWARMLS
• 2025-08-05 Price Changed $205,000 NWARMLS
• 2025-07-08 Price Changed $215,000 NWARMLS
• 2025-05-28 Listed $235,000 NWARMLS
• 2019-09-09 Sold (MLS) $192,000 NWARMLS
• 2019-07-19 Listed $189,900 NWARMLS
• 2008-09-05 Sold (Public Records) $114,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,338 · +0.5% YoY. Source: county tax records.