2305 Cottonwood Pl · Springdale, AR 72762

$125,000

3 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 1 Days on market

Built 1973 10,454 sqft 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and visionaries! This all-brick 1973 home is ready for its next chapter. Featuring 3 bedrooms, 1.5 bathrooms, and a generously sized yard, this home offers the perfect canvas for your next renovation project. Nestled in a central location close to schools, parks, trails, shopping, and dining—with easy access to I-49 and 71-B—convenience is built right in. Sold AS-IS and subject to court approval. No SPD provided. A great opportunity for those ready to unlock its potential.

Key facts

• Close to parks
• Close to schools
• Central location

Tags

• GENEROUSLY SIZED YARD
• CENTRAL LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO TRAILS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.2% 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: Rents rising (+2.7%/yr); 695 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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 + 2.7% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $125k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1973 — 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: 1.24% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $290,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 Cottonwood Pl	0.00mi	3/1.5	1,392 (0%)	0mo	$125,000	$90	100
2300 Sycamore Pl	0.10mi	4/1.5 (+1)	1,260 (-10%)	1mo	$268,000	$213	73
2200 Dogwood Pl	0.12mi	3/1.0	1,248 (-10%)	12mo	$245,000	$196	66
2205 Cottonwood Pl	0.08mi	3/1.5	1,190 (-14%)	8mo	$235,000	$197	66
4931 Dogwood	0.61mi	3/2.0	1,403 (+1%)	8mo	$332,500	$237	61
2708 Drexelwood Dr	0.27mi	3/2.0	1,575 (+13%)	3mo	$336,400	$214	61
2103 Blueberry Ln	0.37mi	4/2.0 (+1)	1,296 (-7%)	5mo	$260,000	$201	60
1984 Dogwood Pl	0.27mi	3/2.0	1,197 (-14%)	10mo	$252,333	$211	53
3061 White Oak Pl	0.46mi	3/2.0	1,561 (+12%)	8mo	$328,000	$210	49
3131 Silver Bell Trce	0.47mi	3/2.0	1,568 (+13%)	8mo	$310,000	$198	48
3150 Silver Bell Trce	0.47mi	3/2.0	1,558 (+12%)	11mo	$324,900	$209	47
3021 White Oak Pl	0.44mi	3/2.0	1,587 (+14%)	11mo	$328,500	$207	45

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,984
• Equity at exit: $18,638

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $35,532
• Equity at exit: $10,808

Cash invested: $35,000 (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 72762

• Rents YoY: 2.7%
• Active inventory: 695
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$656
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $404

Break-even live

Break-even rent $1,045

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Cypress Pl Springdale, AR	2.0	1.0	1044	$1,395	$1.34	23d	1	0.31mi
2803 Foxwood Dr Springdale, AR	3.0	2.0	1722	$1,900	$1.10	43d	1	0.46mi
3345 W Don Tyson Pkwy Springdale, AR	2.0	1.0	875	$1,295	$1.48	43d	1	0.67mi
1605 Juniper Cir Springdale, AR	2.0	1.0	901	$1,025	$1.14	14d	1	0.70mi
1605 Juniper Cir Unit C Springdale, AR	2.0	1.0	901	$1,025	$1.14	21d	1	0.70mi
2209 Ellington Dr Unit A Springdale, AR	2.0	2.5	1150	$1,300	$1.13	43d	1	0.80mi
2205 Ellington Dr Unit D Springdale, AR	2.0	2.5	1150	$1,300	$1.13	14d	1	0.81mi
5702 Sara St Unit A Fayetteville, AR	2.0	1.5	1034	$1,250	$1.21	23d	1	0.83mi
Slape St Fayetteville, AR	2.0	2.5	1200	$1,250	$1.04	23d	1	0.86mi
2509 Meadow Vw Fayetteville, AR	2.0	2.5	1200	$1,250	$1.04	14d	1	0.87mi
5817 Slape St Fayetteville, AR	2.0	2.5	1200	$1,250	$1.04	43d	1	0.87mi
5809 Samantha St Unit B Fayetteville, AR	2.0	1.5	1035	$1,395	$1.35	43d	1	0.93mi
5902 Samantha St Unit B Fayetteville, AR	2.0	1.5	1034	$1,300	$1.26	23d	1	0.96mi
3906 Celeste Dr Springdale, AR	1.0–2.0	1.0–2.0	826	$1,375	$1.66	14d	15	1.00mi
4230 NW Meadow Creek Cir Unit 306 Fayetteville, AR	2.0	2.0	990	$1,450	$1.46	43d	1	1.19mi
2736 Jean St Springdale, AR	4.0	2.0	1668	$1,950	$1.17	14d	1	1.21mi
502 Black Oak Ave Springdale, AR	2.0	1.0	900	$1,105	$1.23	14d	2	1.23mi
4190 NW Meadow Creek Cir Unit 207 Fayetteville, AR	2.0	2.0	1158	$1,950	$1.68	43d	1	1.24mi
2450 W Jane Circle Dr Fayetteville, AR	3.0	2.0	1620	$1,865	$1.15	14d	1	1.39mi

Listing history 3 events

1. 2026-02-11
   status Pending
2. 2026-02-10
   listed $125,000 Active
3. 1989-06-20
   soldstatus $42,000

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,668
• − Mortgage interest: −$7,002
• − Property taxes: −$1,413
• − Insurance: −$625
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$3,636
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $4,122/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

• Census place: Springdale, AR
• County: Washington County · 252,056 people
• City population: 104,811
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 46,092
• Household income: $82,228
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 719.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Hispanic / Latino 27% Two or more races 23% Pacific Islander 3% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Asian/Pacific 3%

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: ▼ -258.50%
• Current HPI: 291.4661
• Rent YoY: ▲ 2.70%
• 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

+197.6% since first listed

3 events — show timeline

• 2026-02-11 Pending — NWARMLS
• 2026-02-10 Listed $125,000 NWARMLS
• 1989-06-20 Sold (Public Records) $42,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,413 · +8.5% YoY. Source: county tax records.