12917 Recreation Dr · Springdale, AR 72745

$249,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 16 Days on market

Built 1966 1.09 ac lot Est $310k · 20% under

---

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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AN UPDATED LAKE AREA GETAWAY HOME! Perfect for a weekend hideaway or a starter home siting on 1/09 acres +/-. A cute covered porch welcomes you as you step inside to this bright living room with stone fireplace with a wood burning insert! One of the many updates is the new vinyl plank flooring and stylish white shiplap dividing wall between the living room and kitchen! The eat-in dining space flows into the kitchen that boasts white cabinets, a new large pantry cabinet, & new dishwasher! In the upcoming warm season, enjoy lunch on the deck or in the gazebo! With 2 bds upstairs & 1 down this home gives you room to spread out. Home has a dual fuel furnace both electric & propane. Propane auxiliary heat in the basement. Appx. 5 miles from Hickory Creek Marina lets you have the full experience of country living. There's a covered parking spot for your boat too! Updated top to bottom make this one the "catch" of 2020! Move quickly! * 2 Storage buildings convey.

Key facts

• Peaceful lake area
• Large pantry cabinet
• Newer dishwasher

Tags

• PEACEFUL LAKE AREA
• OUTDOOR LIVING
• STYLISH WHITE SHIPLAP ACCENTS
• UPDATED VINYL PLANK FLOORING
• LARGE PANTRY CABINET
• NEWER DISHWASHER

Property features AI

Finance

• HOA & community: Monthly association fee (amount not specified); Community near a lake; Near fire station

Exterior

• Parking: Detached carport; 1 covered parking space; Has carport
• Utilities: Public water; Septic (Septic tank); Electricity available; Propane available; Cable available; Fiber optic available; Phone available
• Home design: Two-story home; Vinyl siding; Entry level not specified; Facing direction not specified
• Construction: Metal roof; Vinyl siding construction; Block foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Covered patio/porch; Deck; Porch; Storage structure; Property on/near Beaver Lake; Subdivision setting; Road frontage on county and public paved roads

Interior

• Kitchen: Dishwasher; Propane range; Electric water heater
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Electric and Propane); Central air (Electric)
• Interior features: Attic; Ceiling fan(s); Pantry; Programmable thermostat; Split bedrooms; Storage
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $389 ($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 $234k (6.0% below list).
• Recommended offer: $234k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 285 active listings in the ZIP; 3 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).
• This rent runs 31% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 16 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $188k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $234,121 (6.0% below list)

Questions for the listing agent

1. Built in 1966 — 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: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $310,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12981 Recreation Dr	0.10mi	3/2.0	1,400 (-12%)	3mo	$272,000	$194	68

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-15,671
• Equity at exit: $37,127

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $17,784
• Equity at exit: $21,529

Cash invested: $69,720 (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 72745

• Home prices YoY: -4.0%
• Active inventory: 285
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $389

Break-even live

Break-even rent $1,848

Max offer price $249,000

Occupancy floor 78%

Sensitivity live

Price	-10% $530	-5% $460	+0% $389	+5% $319	+10% $248
Rent	-10% $204	-5% $297	+0% $389	+5% $482	+10% $574
Rate	-1.0pp $515	-0.5pp $453	base $389	+0.5pp $325	+1.0pp $259

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13014 Schoolhouse Dr Unit 1375234P Lowell, AR	3.0	3.0	2185	$6,090	$2.79	13d	1	0.92mi
22923 War Eagle Blacktop Rd Unit 1221868P Springdale, AR	3.0	2.0	1808	$10,461	$5.79	24d	1	1.47mi
15429 Harris Rd Unit 1221854P Lowell, AR	3.0	1.5	1722	$5,059	$2.94	14d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $249,000 Active 16 DOM
2. 2026-06-17
   days on market $249,000 Active 15 DOM
3. 2026-06-16
   days on market $249,000 Active 14 DOM
4. 2026-06-15
   days on market $249,000 Active 13 DOM
5. 2026-06-14
   pricedays on market $249,000 Active 11 DOM
6. 2026-06-10
   days on market $259,000 Active 8 DOM
7. 2026-06-09
   days on market $259,000 Active 7 DOM
8. 2026-06-08
   days on market $259,000 Active 6 DOM
9. 2026-06-07
   days on market $259,000 Active 5 DOM
10. 2026-06-05
    days on market $259,000 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    remarks 693-char remark
13. 2026-06-03
    listed $259,000 Active 1 DOM

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$986/yr (+$82/mo · 162.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $28,095
• − Mortgage interest: −$13,948
• − Property taxes: −$607
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$7,244
• Taxable income: $556
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $4,540/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

• County: Benton County · 259,241 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 15,447
• Household income: $91,207
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 125.0

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 0.62)
• Race & ethnicity: White 55% Two or more races 28% Hispanic / Latino 28% Pacific Islander 2% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 17% · Canada
• Languages at home: 81% English-only · Spanish 17% Arabic 1% Other Asian/Pacific 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: ▼ -14.49%
• Current HPI: 349.5565
• 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

+91.9% since first listed

9 events — show timeline

• 2026-06-02 Listed $259,000 NWARMLS
• 2026-03-20 Sold (Public Records) $188,000 Public Records
• 2026-02-18 Listing Removed — CARMLS
• 2026-02-10 Price Changed $234,600 CARMLS
• 2026-01-20 Price Changed $239,600 CARMLS
• 2026-01-07 Listed $249,600 CARMLS
• 2021-02-23 Sold (Public Records) $140,000 Public Records
• 2021-02-22 Sold (MLS) $140,000 NWARMLS
• 2020-12-18 Listed $135,000 NWARMLS

Property tax history

+8.5%/yr

Latest (2025): $607 · -6.2% YoY. Source: county tax records.