1409 Backus Ave · Springdale, AR 72764

$180,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.45 ac lot Est $290k · 38% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• 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

Attention investors and handy buyers — this is the opportunity you've been waiting for. Located in the heart of Springdale, just minutes from downtown and JB Hunt Park, this 3-bedroom, 1-bath home has solid bones and is ready for the right buyer to bring it back to life. The big-ticket mechanicals are already done: HVAC replaced in 2019, newer architectural shingle roof, and new double-pane vinyl windows on the front of the home. Inside, you'll find laminate and wood flooring, an eat-in kitchen, ceiling fans, washer/dryer connections, and an unfinished bonus room full of potential. Outside features a covered patio, a 160 sq ft storage building, and 3-sided fencing. Sold As-Is —

Key facts

• Covered patio
• Eat-in kitchen
• 0.45 acre lot

Tags

• NEW DOUBLE-PANE VINYL WINDOWS
• LAMINATE AND WOOD FLOORING
• EAT-IN KITCHEN
• UNFINISHED BONUS ROOM
• COVERED PATIO
• 160 SQ FT STORAGE BUILDING

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and a park

Exterior

• Parking: Driveway parking (concrete and gravel)
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; North-facing; Crawlspace foundation; Residential property
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Concrete driveway; Gravel driveway; Covered patio; Storage structure; Partially fenced with chain link and wire; City lot near a park in a subdivision; Public road frontage

Interior

• Kitchen: Eat-in kitchen
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Programmable thermostat; Double pane, single pane, vinyl and metal window options
• 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 $180k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (0.9% below list).
• Recommended offer: $178k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 (+2.9%/yr); 369 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $180k implies a 253% 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 $178,355 (0.9% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.99% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $290,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Backus Ave	0.00mi	3/1.0	1,660 (0%)	1mo	$175,000	$105	99
1706 Lawrence Ave	0.39mi	3/2.0	1,587 (-4%)	0mo	$286,000	$180	70
1713 Shelby Ave	0.46mi	3/1.0	1,511 (-9%)	2mo	$245,000	$162	62
1708 Theodore Dr	0.64mi	3/2.0	1,661 (+0%)	8mo	$239,000	$144	60
500 N West End St	0.32mi	2/1.0 (-1)	1,465 (-12%)	1mo	$290,000	$198	60
1403 Wilshire Dr	0.66mi	3/2.0	1,631 (-2%)	8mo	$270,000	$166	56
1418 Buena Vista Cir	0.61mi	3/2.0	1,819 (+10%)	1mo	$340,000	$187	51
599 Lawndale Dr	0.40mi	4/2.0 (+1)	1,458 (-12%)	3mo	$300,000	$206	49
1809 Taylor Ave	0.57mi	3/1.5	1,428 (-14%)	6mo	$245,000	$172	43
1503 Ridgeview Dr	0.56mi	4/2.0 (+1)	1,859 (+12%)	9mo	$324,945	$175	38
1712 Theodore Dr	0.65mi	3/2.0	1,422 (-14%)	9mo	$272,000	$191	34
1487 Ridgeview Dr	0.56mi	4/2.0 (+1)	1,892 (+14%)	9mo	$331,470	$175	34

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,397
• Equity at exit: $26,839

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $18,571
• Equity at exit: $15,563

Cash invested: $50,400 (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 72764

• Rents YoY: 2.9%
• Active inventory: 369
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $331

Break-even live

Break-even rent $1,365

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $433	-5% $382	+0% $331	+5% $280	+10% $229
Rent	-10% $190	-5% $261	+0% $331	+5% $401	+10% $472
Rate	-1.0pp $422	-0.5pp $377	base $331	+0.5pp $284	+1.0pp $237

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Phillips Dr Springdale, AR	3.0	2.0	1519	$1,745	$1.15	24d	1	0.45mi
303 Harve St Springdale, AR	3.0	1.0	1312	$1,550	$1.18	24d	1	0.92mi
303 Grove Ave Unit 1221802P Springdale, AR	3.0	2.0	1614	$4,225	$2.62	22d	1	1.10mi
1489 Bridgeboro Ave Springdale, AR	4.0	2.0	1738	$2,150	$1.24	44d	1	1.14mi
3006 Scott Ln Springdale, AR	3.0	2.0	1736	$2,100	$1.21	24d	1	1.22mi
1216 Highland Ave Unit B Springdale, AR	2.0	1.0	1100	$1,200	$1.09	15d	1	1.32mi
505 E Emma Ave Springdale, AR	2.0	1.0–2.0	885	$2,261	$2.55	14d	127	1.32mi
574 Westford St Springdale, AR	3.0	2.0	1656	$1,850	$1.12	44d	1	1.44mi
257 Arborside Rd Springdale, AR	1.0–2.0	1.0–2.5	1022	$1,575	$1.54	14d	10	1.45mi
303 Park St Apt A Springdale, AR	2.0	2.5	1300	$1,750	$1.35	44d	1	1.46mi

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $180,000 Active
3. 2000-03-02
   soldstatus $51,000
4. 1986-03-11
   soldstatus $39,000

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$443/yr (+$37/mo · 62.4%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,403
• − Mortgage interest: −$10,083
• − Property taxes: −$709
• − Insurance: −$900
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,236
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,720/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): 58,719
• Household income: $65,898
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1352.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 28% Pacific Islander 11% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 28% · Canada
• Languages at home: 58% English-only · Spanish 32% Other Asian/Pacific 9% Russian/Polish/Slavic 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: ▼ -269.05%
• Current HPI: 297.924
• Rent YoY: ▲ 2.87%
• 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

+361.5% since first listed

4 events — show timeline

• 2026-05-11 Pending — NWARMLS
• 2026-05-08 Listed $180,000 NWARMLS
• 2000-03-02 Sold (Public Records) $51,000 Public Records
• 1986-03-11 Sold (Public Records) $39,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $709 · -5.4% YoY. Source: county tax records.