14344 S Hwy 170 · West Fork, AR 72774

$199,000

1 bd · 1.0 ba · 529 sqft · SingleFamily public records · 16 Days on market

Built 2020 2.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Unique opportunity just minutes from town and a short drive to Devil's Den State Park. Situated along Highway 170 with hillside views of the surrounding countryside, this property features two separate living structures, each offering 1 bedroom and 1 bathroom. The main home includes approximately 529 square feet, while the detached ADU offers 576 square feet. Each has its own heating and cooling system, providing flexibility for guests, rental income, a home office, or multi-generational living. Enjoy the convenience of easy access to town while still being close to some of Northwest Arkansas's best outdoor recreation. A cistern currently serves the property, and a water tap is conveniently

Key facts

• Easy access to town
• Hillside views
• 2 acre lot

Tags

• HILLSIDE VIEWS
• TWO SEPARATE LIVING STRUCTURES
• HEATING AND COOLING SYSTEM
• EASY ACCESS TO TOWN
• CLOSE TO OUTDOOR RECREATION
• CISTERN SERVES THE PROPERTY

Property features AI

Finance

• HOA & community: Monthly association fee; Near state park; Trails/paths nearby

Exterior

• Utilities: Septic available; Septic tank; Rural water
• Home design: Single-story home; Metal roof; Wood siding; Has view
• Construction: Built with wood siding; Metal roof
• Exterior features: Deck; Gravel driveway; Views; Wooded lot; Sloped terrain; Not in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless cooling; Ductless heating; Propane heating
• Interior features: Living room fireplace; Media room
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.1% 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: 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: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,015 (1.5% 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. 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.
4. 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.
5. 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: 2.65% ✓
• Cap rate: 23.14%
• Cash-on-cash: 60.16%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.9%
• Equity multiple: 3.62×
• Total profit: $145,758
• Equity at exit: $29,672

10-year hold

• IRR: 63.7%
• Equity multiple: 7.40×
• Total profit: $356,354
• Equity at exit: $17,206

Cash invested: $55,720 (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 72774

• Home prices YoY: -16.0%
• Active inventory: 74
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $5,277 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,108
• Net cashflow: $2,794

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 42%

Sensitivity live

Price	-10% $2,931	-5% $2,862	+0% $2,794	+5% $2,725	+10% $2,656
Rent	-10% $2,377	-5% $2,585	+0% $2,794	+5% $3,002	+10% $3,210
Rate	-1.0pp $2,894	-0.5pp $2,844	base $2,794	+0.5pp $2,742	+1.0pp $2,690

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10512 Wooton Rd Unit 1221867P West Fork, AR	1.0	1.0	645	$5,277	$8.18	14d	1	0.20mi

Listing history 13 events

1. 2026-06-18
   days on market $199,000 Active 16 DOM
2. 2026-06-17
   days on market $199,000 Active 15 DOM
3. 2026-06-16
   days on market $199,000 Active 14 DOM
4. 2026-06-15
   days on market $199,000 Active 13 DOM
5. 2026-06-14
   days on market $199,000 Active 11 DOM
6. 2026-06-13
   days on market $199,000 Active 10 DOM
7. 2026-06-10
   days on market $199,000 Active 8 DOM
8. 2026-06-09
   days on market $199,000 Active 7 DOM
9. 2026-06-08
   days on market $199,000 Active 6 DOM
10. 2026-06-07
    days on market $199,000 Active 5 DOM
11. 2026-06-05
    days on market $199,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $199,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 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: $63,324
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$5,066
• − Management: −$5,066
• − Depreciation: −$5,789
• Taxable income: $32,276
• Est. tax owed @ 24.0%: −$7,746
• After-tax cash flow: $25,777/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

• 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

1 event — show timeline

• 2026-06-01 Listed $199,000 NWARMLS

Property tax history

+5.8%/yr

Latest (2025): $236 · -21.8% YoY. Source: county tax records.