2212 W Tulsa St · Siloam Springs, AR 72761

$220,000

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 90 Days on market

Built 1975 10,018 sqft lot $149/sqft · 13% below area Est $253k · 13% 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 +13.3/15.0
• Cash flow +11.3/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home in Siloam Springs, offering 1,477 square feet of comfortable living space on a 0.23-acre lot. This home comes with a new roof installed within the last year, providing peace of mind for years to come. Inside, you’ll find a functional layout with spacious living areas that flow well for everyday living and entertaining. The home offers great natural light and a practical design suited for a variety of lifestyles. Outside, enjoy a fully fenced backyard with a wooden deck and porch—perfect for pets, play, or outdoor gatherings. Conveniently located with easy access to schools, shopping, and major commuter routes, this property combines value, updates, and location. A great opportunity for first-time buyers, downsizers, or investors alike. Schedule your showing today!

Key facts

• Porch
• Wooden deck
• New roof

Tags

• NEW ROOF
• FULLY FENCED BACKYARD
• WOODEN DECK
• PORCH
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-80 ($-960/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (22.2% below list).
• Recommended offer: $171k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $7k 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 90 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $171,090 (22.2% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (median comp): $252,689
• List price: $220,000
• Delta: -12.94%
• 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
2019 W Tulsa St	0.10mi	3/2.0	1,494 (+1%)	1mo	$246,000	$165	93
1990 W Twin Springs St	0.28mi	2/2.0 (-1)	1,484 (+0%)	1mo	$219,000	$148	80
2111 W Twin Springs St	0.30mi	3/2.0	1,624 (+10%)	8mo	$240,000	$148	63
313 Rodric Cir	0.39mi	3/2.0	1,380 (-7%)	10mo	$172,000	$125	62
2326 Alpine Cir	0.32mi	3/1.5	1,314 (-11%)	4mo	$220,000	$167	61
2304 Twin Springs St	0.27mi	3/2.0	1,266 (-14%)	5mo	$226,000	$179	60
323 Western Hills Dr	0.68mi	3/2.0	1,566 (+6%)	3mo	$252,000	$161	56
130 Dogwood Pl	0.69mi	3/3.0	1,521 (+3%)	6mo	$290,000	$191	54
328 Rodric Cir	0.35mi	3/2.0	1,277 (-14%)	8mo	$199,000	$156	54
1008 W Jefferson St	0.73mi	3/2.0	1,410 (-4%)	10mo	$235,000	$167	50
1004 Lyndale St	0.51mi	3/2.0	1,671 (+13%)	15mo	$258,500	$155	42
1205 Jo Lynn St	0.67mi	3/1.5	1,296 (-12%)	10mo	$215,000	$166	38

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-40,771
• Equity at exit: $32,803

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-42,178
• Equity at exit: $19,022

Cash invested: $61,600 (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: 371
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-80

Break-even live

Break-even rent $1,812

Max offer price $205,873

Occupancy floor 100%

Sensitivity live

Price	-10% $45	-5% $-18	+0% $-80	+5% $-142	+10% $-205
Rent	-10% $-215	-5% $-148	+0% $-80	+5% $-12	+10% $55
Rate	-1.0pp $31	-0.5pp $-24	base $-80	+0.5pp $-137	+1.0pp $-195

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 S Elm St Siloam Springs, AR	3.0	2.0	1566	$1,750	$1.12	15d	1	1.16mi
605 W Benton St Unit C Siloam Springs, AR	2.0	1.5	1120	$1,050	$0.94	15d	1	1.18mi
460 N Garrett St Unit D Siloam Springs, AR	2.0	1.0	1020	$1,000	$0.98	25d	1	1.20mi
703 W Garland St Unit A Siloam Springs, AR	2.0	1.5	1220	$1,200	$0.98	15d	1	1.30mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	16d	1	1.46mi
400 E Twin Springs St Unit 1 Siloam Springs, AR	2.0	1.0	1000	$1,400	$1.40	25d	1	1.47mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	16d	1	1.47mi

Listing history 23 events

1. 2026-06-22
   days on market $220,000 Active 90 DOM
2. 2026-06-18
   days on market $220,000 Active 87 DOM
3. 2026-06-17
   days on market $220,000 Active 86 DOM
4. 2026-06-16
   days on market $220,000 Active 85 DOM
5. 2026-06-15
   days on market $220,000 Active 84 DOM
6. 2026-06-14
   pricedays on market $220,000 Active 82 DOM
7. 2026-06-10
   days on market $229,900 Active 79 DOM
8. 2026-06-09
   days on market $229,900 Active 78 DOM
9. 2026-06-08
   days on market $229,900 Active 77 DOM
10. 2026-06-07
    days on market $229,900 Active 76 DOM
11. 2026-06-03
    days on market $229,900 Active 72 DOM
12. 2026-06-02
    days on market $229,900 Active 71 DOM
13. 2026-06-01
    days on market $229,900 Active 70 DOM
14. 2026-05-31
    days on market $229,900 Active 69 DOM
15. 2026-05-31
    days on market $229,900 Active 68 DOM
16. 2026-04-21
    price $235,000 834-char remark

    Show marketing remark (834 chars)

    Welcome to this charming 3-bedroom, 2-bath home in Siloam Springs, offering 1,477 square feet of comfortable living space on a 0.23-acre lot. This home comes with a new roof installed within the last year, providing peace of mind for years to come. Inside, you’ll find a functional layout with spacious living areas that flow well for everyday living and entertaining. The home offers great natural light and a practical design suited for a variety of lifestyles. Outside, enjoy a fully fenced backyard with a wooden deck and porch—perfect for pets, play, or outdoor gatherings. Conveniently located with easy access to schools, shopping, and major commuter routes, this property combines value, updates, and location. A great opportunity for first-time buyers, downsizers, or investors alike. Schedule your showing today!

17. 2026-03-23
    listed $240,000 Active 834-char remark

    Show marketing remark (834 chars)

    Welcome to this charming 3-bedroom, 2-bath home in Siloam Springs, offering 1,477 square feet of comfortable living space on a 0.23-acre lot. This home comes with a new roof installed within the last year, providing peace of mind for years to come. Inside, you’ll find a functional layout with spacious living areas that flow well for everyday living and entertaining. The home offers great natural light and a practical design suited for a variety of lifestyles. Outside, enjoy a fully fenced backyard with a wooden deck and porch—perfect for pets, play, or outdoor gatherings. Conveniently located with easy access to schools, shopping, and major commuter routes, this property combines value, updates, and location. A great opportunity for first-time buyers, downsizers, or investors alike. Schedule your showing today!

18. 2026-01-06
    price $235,000
19. 2025-10-22
    price $250,000
20. 2022-07-29
    soldstatus $201,000
21. 2022-04-21
    listed $203,500
22. 2009-08-11
    soldstatus $105,000
23. 1992-06-16
    soldstatus $60,000

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 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: $20,531
• − Mortgage interest: −$12,323
• − Property taxes: −$2,235
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,400
• Taxable loss: −$4,812
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $195/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

+291.7% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $235,000 NWARMLS
• 2026-03-23 Listed $240,000 NWARMLS
• 2026-01-06 Price Changed $235,000 NWARMLS
• 2025-10-22 Price Changed $250,000 NWARMLS
• 2022-07-29 Sold (MLS) $201,000 WRVBOR
• 2022-04-21 Listed $203,500 WRVBOR
• 2009-08-11 Sold (Public Records) $105,000 Public Records
• 1992-06-16 Sold (Public Records) $60,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,235 · +10.2% YoY. Source: county tax records.