2209 W Granite St · Siloam Springs, AR 72761

$320,500

3 bd · 2.5 ba · 2,320 sqft · SingleFamily public records · 227 Days on market

Built 1976 0.34 ac lot Est $394k · 19% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 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

Very nice ranch style home in a nice established neighborhood! 3BR/2BA approx 2320 sf. Nice open floor plan, wood burning fireplace with insert, wood floors, office/den, beautiful newly stained deck with above ground pool (w/ newer pump), nice landscaping. ,Great location close to schools!

Key facts

• 0.34 acre lot
• Garage
• Pool

Tags

• PRIVATE BACKYARD RETREAT
• MULTIPLE LIVING AREAS
• CLASSIC BRICK CONSTRUCTION

Property features AI

Finance

• HOA & community: Monthly association fee; Curbs in the community

Exterior

• Parking: Attached garage with garage door opener; Two covered parking spaces
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story home; Brick construction; Architectural shingle roof; Slab foundation
• Construction: Built 25 years or older
• Exterior features: Concrete driveway; Covered deck; Outbuilding; Back yard fencing; Above-ground private pool

Interior

• Kitchen: Dishwasher; Plumbed for ice maker; Electric water heater
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Pellet stove insert fireplace
• Interior features: Ceiling fans; Attic access; Storage
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/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 $310k (3.2% below list).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 15d 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 $3,102/mo this rent would consume 49% 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

• It's been on market 227 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $27k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $320k implies a 114% 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 $282,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $394,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 W Jefferson St	0.72mi	3/1.5	2,300 (-1%)	4mo	$373,000	$162	58
301 S Dogwood St	0.61mi	3/2.5	2,506 (+8%)	3mo	$367,000	$146	56
1910 Jefferson St	0.19mi	4/2.5 (+1)	2,006 (-14%)	10mo	$285,000	$142	56
1069 Twin Springs Ct	0.72mi	4/2.5 (+1)	2,450 (+6%)	1mo	$500,000	$204	51
537 S Dogwood St	0.57mi	4/2.5 (+1)	2,150 (-7%)	6mo	$405,000	$188	51
119 S Dogwood St	0.64mi	3/2.5	2,187 (-6%)	12mo	$388,000	$177	51
212 Western Hills Dr	0.45mi	4/3.0 (+1)	2,504 (+8%)	19mo	$425,000	$170	43

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: 0.77×
• Total profit: $-20,404
• Equity at exit: $47,788

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $22,518
• Equity at exit: $27,711

Cash invested: $89,740 (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: $3,102 high
• Mortgage (P&I): −$1,681
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $497

Break-even live

Break-even rent $2,473

Max offer price $320,500

Occupancy floor 79%

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: $80,125
• Closing costs: $9,615
• 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	14d	1	0.32mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	14d	1	0.68mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	14d	1	1.10mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	21d	1	1.19mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	1.44mi
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	1.48mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-03-08
   price $320,500
3. 2026-01-09
   price $329,900
4. 2025-10-23
   price $342,500
5. 2025-09-13
   listed $347,500 Active
6. 2014-10-27
   soldstatus $150,000
7. 2014-10-24
   soldstatus $150,000 290-char remark

   Show marketing remark (290 chars)

   Very nice ranch style home in a nice established neighborhood! 3BR/2BA approx 2320 sf. Nice open floor plan, wood burning fireplace with insert, wood floors, office/den, beautiful newly stained deck with above ground pool (w/ newer pump), nice landscaping. ,Great location close to schools!

8. 2014-08-08
   listed $158,400 290-char remark

   Show marketing remark (290 chars)

   Very nice ranch style home in a nice established neighborhood! 3BR/2BA approx 2320 sf. Nice open floor plan, wood burning fireplace with insert, wood floors, office/den, beautiful newly stained deck with above ground pool (w/ newer pump), nice landscaping. ,Great location close to schools!

9. 2005-09-07
   soldstatus $163,000

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$379/yr (+$32/mo · 22.7%)

ⓘ 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 6/10 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: $37,222
• − Mortgage interest: −$17,953
• − Property taxes: −$1,672
• − Insurance: −$1,602
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − Depreciation: −$9,324
• Taxable income: $716
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $5,790/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

+96.6% since first listed

9 events — show timeline

• 2026-04-29 Pending — NWARMLS
• 2026-03-08 Price Changed $320,500 NWARMLS
• 2026-01-09 Price Changed $329,900 NWARMLS
• 2025-10-23 Price Changed $342,500 NWARMLS
• 2025-09-13 Listed $347,500 NWARMLS
• 2014-10-27 Sold (Public Records) $150,000 Public Records
• 2014-10-24 Sold (MLS) $150,000 NWARMLS
• 2014-08-08 Listed $158,400 NWARMLS
• 2005-09-07 Sold (Public Records) $163,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,672 · +1.5% YoY. Source: county tax records.