127 Dogwood St · West Fork, AR 72774

$305,000

3 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 1 Days on market

Built 1956 0.36 ac lot Est $267k · 14% over

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Why this score? — see what drove the C- 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an adorable 3 bedroom, 1 bath home with an abundance of natural light. It was recently renovated and has a large sunroom and small study or reading room. It's an antique home with modern finishes that is completely move in ready!

Key facts

• New canned lighting
• New sink
• Granite countertops

Tags

• REFINISHED HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• NEW KITCHEN CABINETRY
• NEW CANNED LIGHTING
• NEW GLASS TILE BACKSPLASH
• NEW SINK

Property features AI

Finance

• HOA & community: HOA/association fees billed monthly

Exterior

• Parking: Attached carport (1 covered space); Has carport
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Residential zoning; Entry at crawlspace level; Facing direction not specified
• Construction: Rock and vinyl siding exterior; Asphalt shingle roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Gravel driveway; Partial fencing; Storage structure; Cleared city lot; Public road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Disposal; Granite counters; Eat-in kitchen
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Granite counters; Walk-in closet(s); Sunroom
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).
• Cap rate 9.1% 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: 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 $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $187k; list at $305k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $305,000

Questions for the listing agent

1. Built in 1956 — 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: 1.07% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $267,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 S Sycamore Ave	0.26mi	3/2.0	1,536 (+3%)	0mo	$280,000	$182	79
67 Red Oak Ave	0.26mi	3/2.0	1,431 (-4%)	2mo	$229,000	$160	75
62 S Cedar Ave	0.28mi	3/2.0	1,512 (+1%)	21mo	$280,000	$185	64
99 Mecca St	0.45mi	3/1.0	1,456 (-2%)	15mo	$150,000	$103	62
43 Mecca St	0.35mi	3/1.0	1,308 (-12%)	3mo	$320,000	$245	61
6 N Sycamore Ave	0.24mi	3/2.0	1,358 (-9%)	11mo	$260,000	$191	61
50 Northwood St	0.46mi	3/1.5	1,321 (-12%)	6mo	$236,000	$179	52
155 Westwood Ave	0.50mi	3/1.5	1,356 (-9%)	11mo	$215,000	$159	50
95 Pleasant St	0.43mi	4/2.0 (+1)	1,623 (+9%)	10mo	$281,300	$173	48
125 Pleasant St	0.49mi	4/2.0 (+1)	1,387 (-7%)	10mo	$229,000	$165	48
126 Pleasant St	0.49mi	3/2.0	1,272 (-15%)	2mo	$229,000	$180	47
185 Westwood Ave	0.52mi	3/1.5	1,302 (-13%)	18mo	$217,000	$167	38

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-4,837
• Equity at exit: $45,476

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $52,933
• Equity at exit: $26,371

Cash invested: $85,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,257 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $702

Break-even live

Break-even rent $2,369

Max offer price $305,000

Occupancy floor 73%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 635-char remark
2. 2026-06-18
   listed $305,000 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,735 · $145/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$217/yr (+$18/mo · 12.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 21 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: $39,079
• − Mortgage interest: −$17,085
• − Property taxes: −$1,735
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,126
• − Management: −$3,126
• − Depreciation: −$8,873
• Taxable income: $3,609
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $7,553/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

+662.5% since first listed

12 events — show timeline

• 2026-06-16 Listed $305,000 NWARMLS
• 2024-05-11 Rental Removed $1,200 APPFOLIO
• 2024-05-08 Listed for Rent $1,200 APPFOLIO
• 2021-07-21 Sold (Public Records) $187,000 Public Records
• 2021-07-16 Sold (MLS) $187,000 NWARMLS
• 2021-06-24 Listed $186,830 NWARMLS
• 2017-07-25 Sold (MLS) $134,900 NWARMLS
• 2017-05-17 Listed $134,900 NWARMLS
• 2016-08-15 Sold (MLS) $45,250 NWARMLS
• 2016-05-28 Listed $45,000 NWARMLS
• 2002-03-15 Sold (Public Records) $66,500 Public Records
• 1989-11-03 Sold (Public Records) $40,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,735 · +5.6% YoY. Source: county tax records.