162 Maple Ave · West Fork, AR 72774

$434,000

4 bd · 2.5 ba · 1,970 sqft · SingleFamily public records · 10 Days on market

Built 2016 1.20 ac lot Est $333k · 30% over

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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).

• Cash flow +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This turn of the century home has great potential. Exta lot conveys with home. Upstairs contains 3 unfinished rooms, and is not included in sqare footage. Will not meet FHA requirements. Home has both public water and private well for lawn/ gardening.

Key facts

• Walk-in closet
• Outdoor deck
• Detached workshop

Tags

• EAT-IN KITCHEN
• OUTDOOR DECK
• STARLIT PERGOLA DINING
• WALK-IN CLOSET
• HIDDEN OFFICE
• DETACHED WORKSHOP

Property features AI

Finance

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

Exterior

• Parking: 2 covered parking spaces; Garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available; Phone available; Recycling collection
• Home design: Residential property facing west; 2 stories; Crawlspace foundation
• Construction: Concrete construction; Asphalt shingle roof
• Exterior features: Covered patio/porch; Deck; Porch; Gravel driveway; Outbuilding; Workshop; Smoke detectors

Interior

• Kitchen: Eat-in kitchen; Gas cooktop; Electric oven; Self-cleaning oven; Dishwasher; Refrigerator; Plumbed for ice maker; Pantry
• Bedrooms: Three bedrooms on the second level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Electric heating; Space heater; Wood stove; Central air; Window unit(s)
• Interior features: Attic; Built-in features; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Pantry; Walk-in closets; Window treatments and blinds; Storage; Wood burning stove
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on main level; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $434k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/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 $413k (4.8% below list).
• Recommended offer: $413k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 5.9% in West Fork — 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 66/100 on livability (#126 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West Fork School District (rural): math 23% / reading 26% proficiency, ranked #182 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Fork Elementary School (math 37% / reading 22%, grade F, #305 of 454 statewide, top 71%, 340 students, 54% FRL); West Fork Middle School (math 24% / reading 24%, grade F, #170 of 201 statewide, top 86%, 241 students, 47% FRL); West Fork High School (math 12% / reading 32%, grade F, #213 of 292 statewide, top 77%, 291 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 75 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $13k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $6k; list at $434k implies a 7061% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $413,375 (4.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $332,930
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 & 129 Main St	0.22mi	5/2.0 (+1)	1,988 (+1%)	6mo	$302,000	$152	76
247 Mcknight Ave	0.17mi	3/2.0 (-1)	1,915 (-3%)	20mo	$225,000	$117	64
277 S Campbell Ave	0.20mi	3/2.0 (-1)	1,740 (-12%)	1mo	$258,000	$148	64
16462 Trapp Wc 2073 Rd	0.17mi	3/2.0 (-1)	2,028 (+3%)	20mo	$481,000	$237	63
436 Mcknight Ave	0.50mi	3/2.0 (-1)	2,002 (+2%)	20mo	$268,000	$134	50
185 Tower Ave	0.48mi	3/2.0 (-1)	1,730 (-12%)	15mo	$321,000	$186	37
345 Smith St	0.60mi	3/2.5 (-1)	1,750 (-11%)	14mo	$341,250	$195	36
338 Hidden Creek Pl	0.67mi	3/2.0 (-1)	1,674 (-15%)	3mo	$283,900	$170	34
378 Hidden Creek Pl	0.69mi	3/2.0 (-1)	1,693 (-14%)	6mo	$285,900	$169	32

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-26,400
• Equity at exit: $64,711

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $33,020
• Equity at exit: $37,524

Cash invested: $121,520 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 75
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,134 medium
• Mortgage (P&I): −$2,276
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $693

Break-even live

Break-even rent $3,257

Max offer price $434,000

Occupancy floor 78%

Sensitivity live

Price	-10% $939	-5% $816	+0% $693	+5% $570	+10% $447
Rent	-10% $366	-5% $530	+0% $693	+5% $856	+10% $1,019
Rate	-1.0pp $911	-0.5pp $803	base $693	+0.5pp $580	+1.0pp $466

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: $108,500
• Closing costs: $13,020
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   listed $434,000 Active
3. 2020-05-15
   soldstatus $6,061
4. 2012-05-15
   soldstatus $45,000 251-char remark

   Show marketing remark (251 chars)

   This turn of the century home has great potential. Exta lot conveys with home. Upstairs contains 3 unfinished rooms, and is not included in sqare footage. Will not meet FHA requirements. Home has both public water and private well for lawn/ gardening.

5. 2011-12-14
   listed $65,000 251-char remark

   Show marketing remark (251 chars)

   This turn of the century home has great potential. Exta lot conveys with home. Upstairs contains 3 unfinished rooms, and is not included in sqare footage. Will not meet FHA requirements. Home has both public water and private well for lawn/ gardening.

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $2,778 · $231/mo
• Expected delta: +$1,385/yr (+$115/mo · 99.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,605
• − Mortgage interest: −$24,311
• − Property taxes: −$1,393
• − Insurance: −$2,170
• − Repairs & maintenance: −$3,968
• − Management: −$3,968
• − Depreciation: −$12,625
• Taxable income: $1,169
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $8,033/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: West Fork School District
• NCES district ID: 0514010
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 26% ▼ -16.00%
• Median HH income: $46,044
• Composite: 21.26/100
• National rank: #8396
• State rank: #182 of 238 in AR

Livability — West Fork

• Score: 66/100
• State rank: #126
• US rank: #11748

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Fork, AR
• Population (ZIP): 7,298

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 19% Hispanic / Latino 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 6% Italian 5% Iranian 3%
• Foreign-born: 4% · China, Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -50.93%
• Current HPI: 267.4622
• Rent YoY: —
• Metro: —
• 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

+567.7% since first listed

5 events — show timeline

• 2026-05-01 Pending — NWARMLS
• 2026-04-21 Listed $434,000 NWARMLS
• 2020-05-15 Sold (Public Records) $6,061 Public Records
• 2012-05-15 Sold (MLS) $45,000 NWARMLS
• 2011-12-14 Listed $65,000 NWARMLS

Property tax history

+20.1%/yr

Latest (2025): $1,393 · -6.7% YoY. Source: county tax records.