2418 S Ouachita Dr · Fayetteville, AR 72701

$255,000

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 42 Days on market

Built 2024 5,662 sqft lot $246/sqft · at area comps Est $268k · at est. $29/mo HOA · 2% of rent ↓ 49% since listing

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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).

• ARV discount +9.7/15.0
• Cash flow +9.5/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2418 S Ouachita Dr in Riverside Village! This better-than-new home, built in 2024, offers 3 bedrooms, 2 bathrooms, and a desirable open floor plan filled with natural light from large windows throughout. The kitchen is fully equipped with energy-efficient appliances, perfect for both everyday living and entertaining. Thoughtful upgrades include a security system, blinds, gutters, and a garage door opener. The home also features a two-car garage for added convenience. Enjoy a private backyard that backs up to the woods, providing a peaceful setting, along with a back patio ideal for relaxing or hosting guests. Located just 10 minutes from the University of Arkansas, this property presents an excellent opportunity for homeowners or investors alike.

Key facts

• Open floor plan
• Security system
• Private backyard

Tags

• OPEN FLOOR PLAN
• ENERGY EFFICIENT APPLIANCES
• SECURITY SYSTEM
• PRIVATE BACKYARD
• BACK PATIO
• BACKS UP TO WOODS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (26.2% below list).
• Recommended offer: $188k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (+2.6%/yr); 525 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/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 $2k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Recommended offer $188,226 (26.2% 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 42 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (median comp): $268,090
• List price: $255,000
• Delta: -4.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2722 S Ouachita Dr	0.14mi	3/2.0	1,125 (+9%)	1mo	$262,350	$233	78
2710 S Bayou Aly	0.14mi	3/2.0	1,125 (+9%)	2mo	$270,750	$241	77
3270 S Bayou Aly	0.22mi	3/2.0	1,125 (+9%)	1mo	$273,100	$243	74
3258 S Bayou Aly	0.22mi	3/2.0	1,125 (+9%)	2mo	$265,300	$236	74
3246 S Bayou Aly	0.22mi	3/2.0	1,125 (+9%)	2mo	$262,950	$234	74
3102 S Bayou Aly	0.16mi	3/2.0	1,125 (+9%)	5mo	$249,900	$222	74
3234 S Bayou Aly	0.22mi	3/2.0	1,125 (+9%)	2mo	$279,975	$249	74
3210 S Bayou Aly	0.22mi	3/2.0	1,125 (+9%)	3mo	$267,000	$237	73
3294 S Bayou Aly	0.27mi	3/2.0	1,125 (+9%)	0mo	$234,900	$209	73
2734 S Ouachita Dr	0.26mi	3/2.0	1,125 (+9%)	1mo	$258,000	$229	73
2626 S Ouachita Dr	0.19mi	3/2.0	1,125 (+9%)	5mo	$249,900	$222	73
3198 S Bayou Aly	0.21mi	3/2.0	1,125 (+9%)	4mo	$260,100	$231	72

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-53,341
• Equity at exit: $38,021

10-year hold

• IRR: -16.3%
• Equity multiple: 0.10×
• Total profit: $-63,906
• Equity at exit: $22,048

Cash invested: $71,400 (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 72701

• Rents YoY: 2.6%
• Active inventory: 525
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$106
• HOA: −$29
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-178

Break-even live

Break-even rent $2,107

Max offer price $223,633

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1078 E Sparrow Cir Fayetteville, AR	3.0	2.0	1230	$1,600	$1.30	44d	1	1.43mi
1061 E Bunting St Fayetteville, AR	3.0	2.0	1360	$2,000	$1.47	23d	1	1.49mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: security

Listing history 2 events

1. 2026-04-14
   listed $255,000 Active 767-char remark

   Show marketing remark (767 chars)

   Welcome to 2418 S Ouachita Dr in Riverside Village! This better-than-new home, built in 2024, offers 3 bedrooms, 2 bathrooms, and a desirable open floor plan filled with natural light from large windows throughout. The kitchen is fully equipped with energy-efficient appliances, perfect for both everyday living and entertaining. Thoughtful upgrades include a security system, blinds, gutters, and a garage door opener. The home also features a two-car garage for added convenience. Enjoy a private backyard that backs up to the woods, providing a peaceful setting, along with a back patio ideal for relaxing or hosting guests. Located just 10 minutes from the University of Arkansas, this property presents an excellent opportunity for homeowners or investors alike.

2. 2022-06-01
   soldstatus $500,000

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $2,305 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,587
• − Mortgage interest: −$14,284
• − Property taxes: −$2,305
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$348
• − Depreciation: −$7,418
• Taxable loss: −$6,657
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $-533/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): 49,835
• Household income: $55,506
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 2582.0

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 (73%)
• Race & ethnicity: White 73% Two or more races 12% Hispanic / Latino 8% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -326.86%
• Current HPI: 329.5644
• Rent YoY: ▲ 2.64%
• 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

-49.0% since first listed

2 events — show timeline

• 2026-04-14 Listed $255,000 NWARMLS
• 2022-06-01 Sold (Public Records) $500,000 Public Records

Property tax history

+398.3%/yr

Latest (2025): $2,305 · +398.3% YoY. Source: county tax records.