2178 Highway 295 · Elkins, AR 72727

$190,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 2 Days on market

Built 1990 3.25 ac lot

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just on the Edge of the National Forest would make a great weekend cabin for going riding 4 wheelers or side by sides in the National Forest. Bank owned home Sold as is this 3 bed 2 bath home has hard wood floors in the living room and bedrooms tile floors in the wet areas. sits on 3.25 acres with a view of the creek behind the home. All Arvest employees and affiliates and their relatives are not eligible to purchase this home. All offers must have proof of funds or a pre qual letter from lender

Key facts

• Updated siding
• Fresh paint
• Updated flooring

Tags

• NEW HVAC SYSTEM
• UPDATED FLOORING
• UPDATED SIDING
• FRESH PAINT
• PROXIMITY TO PUBLIC HUNTING

Property features AI

Finance

• HOA & community: Monthly association fee; Community has park and trails/paths

Exterior

• Parking: Concrete driveway
• Security: Security system; Fire alarm; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Metal roof; Slab foundation; Built with vinyl siding
• Exterior features: Concrete driveway; Deck; Outbuilding; Storage; Creek on property; Open and wooded areas; Near park; Outside city limits; Not in a subdivision; Rural lot

Interior

• Kitchen: Electric cooktop; Microwave; Microwave hood fan; Dishwasher; Refrigerator
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (13.1% below list).
• Recommended offer: $165k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Elkins — 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 64/100 on livability (#186 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Huntsville School District (rural): math 35% / reading 29% proficiency, ranked #141 of 238 in AR (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 131 active listings in the ZIP; solid renter incomes; 29 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.3% local appreciation)).
• Madison County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $67k; list at $190k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,027 (13.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.32×
• Total profit: $17,032
• Equity at exit: $88,210

10-year hold

• IRR: 8.4%
• Equity multiple: 2.31×
• Total profit: $69,609
• Equity at exit: $138,143

Cash invested: $53,200 (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 72727

• Home prices YoY: 1.1%
• Active inventory: 131
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-135

Break-even live

Break-even rent $1,821

Max offer price $170,532

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   status $190,000 Pending 2 DOM
2. 2026-06-02
   days on market $190,000 Active 2 DOM
3. 2026-06-01
   remarks 640-char remark
4. 2026-06-01
   listed $190,000 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,803
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$2,452
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,527
• Taxable loss: −$4,838
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-453/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: Huntsville School District
• NCES district ID: 0508130
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $37,770
• Composite: 26.72/100
• National rank: #7146
• State rank: #141 of 238 in AR

Livability — Elkins

• Score: 64/100
• State rank: #186
• US rank: #14848

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 252,056 people
• City population: 6,703
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 6,703
• Household income: $75,402
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 5.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,655 people
• By 2030: 15,418 · -1.5%
• By 2040: 14,824 · -5.3%
• By 2050: 14,198 · -9.3%
• By 2075: 12,827 · -18.1%
• By 2100: 10,871 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+58.6) · D 19.9% · R 78.5% · Other 1.7%
• 2008→2024 swing: -29.7pp toward R · 2008: -28.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+55.7 2016: R+49.1 2012: R+32.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 310.3549
• 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

+406.7% since first listed

5 events — show timeline

• 2026-05-31 Listed $190,000 NWARMLS
• 2017-05-02 Sold (MLS) $67,000 NWARMLS
• 2016-03-17 Listed $69,000 NWARMLS
• 2012-02-16 Sold (Public Records) $65,000 Public Records
• 2003-11-20 Sold (Public Records) $37,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $37 · +0.0% YoY. Source: county tax records.