922 Peachtree Dr · Fayetteville, AR 72703

$215,000

3 bd · 2.5 ba · 1,496 sqft · Condo public records · 127 Days on market

Built 2001 $144/sqft · at area comps Est $216k · at est.

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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 +11.7/30.0
• ARV discount +7.7/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 922 W Peachtree Dr, a 3-bedroom, 2.5-bath townhome located less than 1 mile from the University of Arkansas. With easy access to public transportation and I-49, this property offers great convenience for daily commuting. The unit features a private, fenced backyard, ideal for pet owners. Please note that the property could benefit from some basic upkeep and refreshing, both inside and out, due to years of tenant occupancy. This presents a fantastic opportunity for buyers to customize the space to their liking. This home is perfect for investors or anyone seeking a property with potential in a convenient location. To be sold "AS IS"

Key facts

• Convenient location
• Garage
• Built 2001

Tags

• PRIVATE FENCED BACKYARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-62 ($-747/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (22.1% below list).
• Recommended offer: $167k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Fayetteville — 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 83/100 on livability (#3 in AR, #871 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D+, crime D-.
• Fayetteville School District (urban): math 50% / reading 49% proficiency, ranked #19 of 238 in AR (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 310 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $215k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,444 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $215,879
• List price: $215,000
• Delta: -0.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.33×
• Total profit: $-40,493
• Equity at exit: $32,057

10-year hold

• IRR: -14.2%
• Equity multiple: 0.22×
• Total profit: $-47,160
• Equity at exit: $18,589

Cash invested: $60,200 (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 72703

• Rents YoY: 2.0%
• Active inventory: 310
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-62

Break-even live

Break-even rent $1,753

Max offer price $204,000

Occupancy floor 99%

Sensitivity live

Price	-10% $59	-5% $-1	+0% $-62	+5% $-123	+10% $-184
Rent	-10% $-195	-5% $-128	+0% $-62	+5% $4	+10% $70
Rate	-1.0pp $46	-0.5pp $-8	base $-62	+0.5pp $-118	+1.0pp $-175

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 W Piedmont Pl Unit 3 Fayetteville, AR	2.0	1.5	1000	$900	$0.90	45d	1	0.10mi
1882 N Scull Creek Dr Fayetteville, AR	2.0	2.5	1450	$1,395	$0.96	44d	1	0.23mi
1764 N Leverett Ave Fayetteville, AR	3.0	1.0–2.0	751	$1,425	$1.90	15d	22	0.24mi
1843 N Janice Ave Fayetteville, AR	2.0	2.0	1306	$1,850	$1.42	15d	1	0.28mi
1773 N Chestnut Ave Fayetteville, AR	3.0	2.0	1450	$1,395	$0.96	44d	1	0.30mi
1723 N Chestnut Ave Unit 102 Fayetteville, AR	2.0	2.0	1200	$1,800	$1.50	22d	1	0.34mi
1659 N Dawn Dr Unit 1 Fayetteville, AR	2.0	2.0	1100	$1,350	$1.23	15d	1	0.42mi
1684 N Dawn Dr Fayetteville, AR	2.0	2.0	1050	$1,400	$1.33	44d	1	0.43mi
594 W Moan Pl Fayetteville, AR	3.0	2.5	1400	$2,500	$1.79	24d	1	0.46mi
1536 N London Ave Fayetteville, AR	3.0	2.5	1505	$1,695	$1.13	44d	1	0.46mi
686 W Martha Dr Fayetteville, AR	3.0	2.0	1100	$1,100	$1.00	44d	1	0.47mi
1071 W Malibu St Fayetteville, AR	3.0	2.5	1505	$1,695	$1.13	24d	1	0.47mi
1433 N Garland Ave Fayetteville, AR	2.0	1.0	960	$1,125	$1.17	44d	1	0.52mi
1523 N Dawn Dr Fayetteville, AR	3.0	2.5	1472	$1,500	$1.02	15d	1	0.53mi
1370 Oakland Ave Unit 1 Fayetteville, AR	2.0	1.0	900	$1,195	$1.33	15d	1	0.58mi
787 W Sandy Beach Ln Fayetteville, AR	3.0	2.0	1268	$1,495	$1.18	15d	1	0.60mi
1508 N Gregg Ave Unit 1508 Fayetteville, AR	3.0	3.5	1868	$2,400	$1.28	44d	1	0.60mi
1399 N Hog Trough Dr Fayetteville, AR	2.0–4.0	2.5–3.5	1660	$2,800	$1.69	14d	5	0.63mi
1378 W Mount Comfort Rd Unit 1 Fayetteville, AR	3.0	3.5	1400	$1,795	$1.28	44d	1	0.64mi
1378 W Mount Comfort Rd Unit 1378 Fayetteville, AR	3.0	2.5	1400	$1,795	$1.28	44d	1	0.64mi
1345 N Hog Trough Dr Fayetteville, AR	4.0	3.5	1850	$3,200	$1.73	44d	1	0.65mi
1246 W James St Unit 2 Fayetteville, AR	3.0	3.5	1800	$3,250	$1.81	44d	1	0.71mi
1701 N Lewis Ave Unit 15 Fayetteville, AR	2.0	1.0	900	$795	$0.88	15d	1	0.72mi
1701 N Lewis Ave Unit 8 Fayetteville, AR	2.0	1.0	900	$795	$0.88	15d	1	0.73mi
1701 N Lewis Ave Unit 1 Fayetteville, AR	2.0	1.0	900	$795	$0.88	44d	1	0.73mi
1701 N Lewis Ave Unit 7 Fayetteville, AR	2.0	1.0	900	$795	$0.88	24d	1	0.73mi
1150 N Oakland Ave Fayetteville, AR	4.0	3.0	1800	$3,300	$1.83	22d	1	0.76mi
1777 W Preservation Dr Fayetteville, AR	2.0	1.0	900	$1,147	$1.27	15d	4	0.78mi
1222 N Iron Horse Dr Unit 1221925P Fayetteville, AR	2.0	1.5	904	$4,034	$4.46	24d	1	0.79mi
1223 Haven Dr Fayetteville, AR	2.0–4.0	2.0–4.0	1146	$2,229	$1.94	22d	1	0.79mi
1849 Pleasant Woods Dr Unit 1849 Fayetteville, AR	2.0	2.5	1200	$1,200	$1.00	44d	1	0.86mi
1862 Pleasant Woods Dr Unit 1862 Fayetteville, AR	2.0	2.5	1200	$1,200	$1.00	15d	1	0.86mi
933 Oakland Ave Unit NA Fayetteville, AR	3.0	2.5	1180	$2,300	$1.95	44d	1	0.86mi
1857 Pleasant Woods Dr Unit 1857 Fayetteville, AR	2.0	2.0	1200	$1,200	$1.00	22d	1	0.87mi
1005 N Molly Ct Fayetteville, AR	3.0	3.5	1800	$1,900	$1.06	44d	1	0.88mi
1000 N Molly Ct Fayetteville, AR	3.0	1.0–3.5	1100	$1,900	$1.73	15d	10	0.90mi
645 W Adams St Fayetteville, AR	2.0	1.0	1120	$1,380	$1.23	15d	1	0.92mi
1140 N Valley View Dr Fayetteville, AR	4.0	2.0	1400	$700	$0.50	44d	1	0.93mi
1708 N Sang Ave Fayetteville, AR	4.0	3.0	1660	$2,400	$1.45	22d	3	0.95mi
825 N Leverett Ave Unit 7 Fayetteville, AR	2.0	2.0	884	$1,425	$1.61	15d	1	0.95mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-07
   statusdays on market $215,000 Pending 127 DOM
2. 2026-06-05
   days on market $215,000 Active 125 DOM
3. 2026-06-03
   days on market $215,000 Active 124 DOM
4. 2026-06-02
   days on market $215,000 Active 123 DOM
5. 2026-06-01
   days on market $215,000 Active 122 DOM
6. 2026-05-31
   days on market $215,000 Active 121 DOM
7. 2026-05-31
   days on market $215,000 Active 120 DOM
8. 2026-05-15
   price $215,000 660-char remark

   Show marketing remark (660 chars)

   Welcome to 922 W Peachtree Dr, a 3-bedroom, 2.5-bath townhome located less than 1 mile from the University of Arkansas. With easy access to public transportation and I-49, this property offers great convenience for daily commuting. The unit features a private, fenced backyard, ideal for pet owners. Please note that the property could benefit from some basic upkeep and refreshing, both inside and out, due to years of tenant occupancy. This presents a fantastic opportunity for buyers to customize the space to their liking. This home is perfect for investors or anyone seeking a property with potential in a convenient location. To be sold "AS IS"

9. 2026-02-09
   price $229,900 660-char remark

   Show marketing remark (660 chars)

   Welcome to 922 W Peachtree Dr, a 3-bedroom, 2.5-bath townhome located less than 1 mile from the University of Arkansas. With easy access to public transportation and I-49, this property offers great convenience for daily commuting. The unit features a private, fenced backyard, ideal for pet owners. Please note that the property could benefit from some basic upkeep and refreshing, both inside and out, due to years of tenant occupancy. This presents a fantastic opportunity for buyers to customize the space to their liking. This home is perfect for investors or anyone seeking a property with potential in a convenient location. To be sold "AS IS"

10. 2026-01-30
    listed $240,000 Active 660-char remark

    Show marketing remark (660 chars)

    Welcome to 922 W Peachtree Dr, a 3-bedroom, 2.5-bath townhome located less than 1 mile from the University of Arkansas. With easy access to public transportation and I-49, this property offers great convenience for daily commuting. The unit features a private, fenced backyard, ideal for pet owners. Please note that the property could benefit from some basic upkeep and refreshing, both inside and out, due to years of tenant occupancy. This presents a fantastic opportunity for buyers to customize the space to their liking. This home is perfect for investors or anyone seeking a property with potential in a convenient location. To be sold "AS IS"

11. 2016-11-16
    soldstatus $122,500
12. 2016-11-11
    soldstatus $122,500 160-char remark

    Show marketing remark (160 chars)

    Great condo for the young professional, student or investor! Located close to Bus Route. New Carpet, New Paint throughout, MOVE IN READY! Don't miss this one.

13. 2016-10-02
    listed $124,500 160-char remark

    Show marketing remark (160 chars)

    Great condo for the young professional, student or investor! Located close to Bus Route. New Carpet, New Paint throughout, MOVE IN READY! Don't miss this one.

14. 2005-05-25
    soldstatus $120,000
15. 2003-02-28
    soldstatus $105,000
16. 2001-03-28
    soldstatus $76,000

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $2,016 · $168/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 ≥106°F today · 21 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: $20,093
• − Mortgage interest: −$12,043
• − Property taxes: −$2,016
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$6,255
• Taxable loss: −$4,511
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $335/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: Fayetteville School District
• NCES district ID: 0506120
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $39,595
• Composite: 41.39/100
• National rank: #3477
• State rank: #19 of 238 in AR

Livability — Fayetteville

• Score: 83/100
• State rank: #3
• US rank: #871

Category grades

Amenities A+ Commute A+ 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: Fayetteville, AR
• County: Washington County · 252,056 people
• City population: 118,228
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 35,896
• Household income: $60,568
• Rent vs Own: 62.0% rent · 38.0% own
• Severe rent burden: 2372.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Hispanic / Latino 7% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -269.77%
• Current HPI: 317.7085
• Rent YoY: ▲ 2.01%
• 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

+182.9% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $215,000 NWARMLS
• 2026-02-09 Price Changed $229,900 NWARMLS
• 2026-01-30 Listed $240,000 NWARMLS
• 2016-11-16 Sold (Public Records) $122,500 Public Records
• 2016-11-11 Sold (MLS) $122,500 NWARMLS
• 2016-10-02 Listed $124,500 NWARMLS
• 2005-05-25 Sold (Public Records) $120,000 Public Records
• 2003-02-28 Sold (Public Records) $105,000 Public Records
• 2001-03-28 Sold (Public Records) $76,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,016 · +8.3% YoY. Source: county tax records.