73 Elmwood St · West Fork, AR 72774

$235,000

3 bd · 1.5 ba · 1,274 sqft · SingleFamily public records · 14 Days on market

Built 1975 9,212 sqft lot Est $229k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +6.4/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home in a quaint neighborhood of West Fork. Close to downtown, West Fork Schools, and two parks. Garage has been converted to a fantastic bonus room. Large backyard with a storage building. Houses at this price range don't come around often. Sold-As-Is.

Key facts

• Bright kitchen
• Large storage closet
• All brick gem

Tags

• ALL BRICK GEM
• TWO SPACIOUS LIVING AREAS
• BRIGHT KITCHEN
• COZY EAT-IN DINING SPACE
• CONVENIENT LAUNDRY AREA
• LARGE STORAGE CLOSET

Property features AI

Finance

• HOA & community: Monthly association fee; Community features: near fire station, near schools, park

Exterior

• Parking: Detached carport
• Security: Security system; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Recycling collection
• Home design: Single-story; Brick construction; Asphalt shingle roof
• Construction: Block and slab foundation; Approximately 25+ years old
• Exterior features: Patio; Concrete driveway; Storage structure; Landscaped, level yard near a park in a subdivision; Public road frontage

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Range hood; Self-cleaning oven; Plumbed for ice maker; Electric water heater
• Bedrooms: Bonus room
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Attic; Ceiling fan(s); Storage; Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 11.6% vs local median 5.5% 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: schools D-, amenities F, commute 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.
• Market conditions: 74 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $188k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $235,000

Questions for the listing agent

1. Built in 1975 — 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. 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: 1.32% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $229,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Mecca St	0.08mi	3/1.0	1,308 (+3%)	3mo	$320,000	$245	88
126 Pleasant St	0.21mi	3/2.0	1,272 (-0%)	2mo	$229,000	$180	86
193 Westwood Ave	0.16mi	3/2.0	1,263 (-1%)	12mo	$235,000	$186	79
50 Northwood St	0.22mi	3/1.5	1,321 (+4%)	6mo	$236,000	$179	78
63 Dogwood St	0.28mi	3/2.0	1,216 (-5%)	1mo	$255,000	$210	77
155 Westwood Ave	0.11mi	3/1.5	1,356 (+6%)	11mo	$215,000	$159	75
148 Riverwood Ave	0.14mi	3/2.0	1,223 (-4%)	13mo	$223,000	$182	74
37 Centerwood St	0.14mi	3/1.5	1,134 (-11%)	12mo	$199,900	$176	65
125 Pleasant St	0.24mi	4/2.0 (+1)	1,387 (+9%)	10mo	$229,000	$165	58
67 Red Oak Ave	0.54mi	3/2.0	1,431 (+12%)	2mo	$229,000	$160	50
163 Wheeler St	0.73mi	3/1.0	1,176 (-8%)	2mo	$51,000	$43	49
6 N Sycamore Ave	0.63mi	3/2.0	1,358 (+7%)	11mo	$260,000	$191	48

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $27,883
• Equity at exit: $35,039

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $108,996
• Equity at exit: $20,319

Cash invested: $65,800 (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: 74
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,107 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $1,037

Break-even live

Break-even rent $1,794

Max offer price $235,000

Occupancy floor 62%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $235,000 Active 14 DOM
2. 2026-06-17
   days on market $235,000 Active 13 DOM
3. 2026-06-16
   days on market $235,000 Active 12 DOM
4. 2026-06-15
   days on market $235,000 Active 11 DOM
5. 2026-06-14
   days on market $235,000 Active 9 DOM
6. 2026-06-13
   days on market $235,000 Active 8 DOM
7. 2026-06-10
   days on market $235,000 Active 6 DOM
8. 2026-06-09
   days on market $235,000 Active 5 DOM
9. 2026-06-08
   days on market $235,000 Active 4 DOM
10. 2026-06-07
    days on market $235,000 Active 3 DOM
11. 2026-06-05
    statusdays on marketlisting id $235,000 Active 1 DOM
12. 2026-04-29
    status Pending
13. 2026-04-15
    price $235,000
14. 2026-04-09
    listed $248,000 Active
15. 2022-09-02
    soldstatus $188,000
16. 2022-09-01
    soldstatus $188,000 Closed 262-char remark

    Show marketing remark (262 chars)

    Adorable home in a quaint neighborhood of West Fork. Close to downtown, West Fork Schools, and two parks. Garage has been converted to a fantastic bonus room. Large backyard with a storage building. Houses at this price range don't come around often. Sold-As-Is.

17. 2022-07-01
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Adorable home in a quaint neighborhood of West Fork. Close to downtown, West Fork Schools, and two parks. Garage has been converted to a fantastic bonus room. Large backyard with a storage building. Houses at this price range don't come around often. Sold-As-Is.

18. 2022-06-24
    listed $185,000 Active 262-char remark

    Show marketing remark (262 chars)

    Adorable home in a quaint neighborhood of West Fork. Close to downtown, West Fork Schools, and two parks. Garage has been converted to a fantastic bonus room. Large backyard with a storage building. Houses at this price range don't come around often. Sold-As-Is.

19. 2017-06-05
    soldstatus $112,000
20. 2017-06-02
    soldstatus $112,000 497-char remark

    Show marketing remark (497 chars)

    Check out this 3/2 all brick home with two large living areas! Large fenced in back yard with nice storage shed to convey, concrete pad out back for a patio. Master has attached 1/2 bath, 2 bedrooms have two windows, 3rd has 1. Kitchen window over sink, eat in kitchen, laundry area in the kitchen, behind laundry and next to Bonus is a large closet with window for plenty of storage. All hard floors except carpet in Bonus. Close to West Fork park, white river, shopping, downtown, interstate. ..

21. 2017-04-06
    listed $119,000 497-char remark

    Show marketing remark (497 chars)

    Check out this 3/2 all brick home with two large living areas! Large fenced in back yard with nice storage shed to convey, concrete pad out back for a patio. Master has attached 1/2 bath, 2 bedrooms have two windows, 3rd has 1. Kitchen window over sink, eat in kitchen, laundry area in the kitchen, behind laundry and next to Bonus is a large closet with window for plenty of storage. All hard floors except carpet in Bonus. Close to West Fork park, white river, shopping, downtown, interstate. ..

22. 2016-02-18
    soldstatus $79,375
23. 2005-10-25
    soldstatus $88,000
24. 1995-01-04
    soldstatus $40,000

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$460/yr (+$38/mo · 44.1%)

ⓘ 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 ≥103°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: $37,279
• − Mortgage interest: −$13,164
• − Property taxes: −$1,044
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − Depreciation: −$6,836
• Taxable income: $9,096
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $10,260/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

+487.5% since first listed

13 events — show timeline

• 2026-04-29 Pending — NWARMLS
• 2026-04-15 Price Changed $235,000 NWARMLS
• 2026-04-09 Listed $248,000 NWARMLS
• 2022-09-02 Sold (Public Records) $188,000 Public Records
• 2022-09-01 Sold (MLS) $188,000 NWARMLS
• 2022-07-01 Pending — NWARMLS
• 2022-06-24 Listed $185,000 NWARMLS
• 2017-06-05 Sold (Public Records) $112,000 Public Records
• 2017-06-02 Sold (MLS) $112,000 NWARMLS
• 2017-04-06 Listed $119,000 NWARMLS
• 2016-02-18 Sold (Public Records) $79,375 Public Records
• 2005-10-25 Sold (Public Records) $88,000 Public Records
• 1995-01-04 Sold (Public Records) $40,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,044 · -8.7% YoY. Source: county tax records.