1440 N Old Wire Rd · Fayetteville, AR 72703

$239,999

4 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 3 Days on market

Built 1966 0.30 ac lot Est $401k · 40% under

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Why this score? — see what drove the B 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic older home in a fantastic East Fayetteville location on Old Wire Rd. Sitting on a nice lot just 2.1 miles to the University of Arkansas. 4 beds, 2 bathrooms. Come make this your new home or investment property! Subject to court approval.

Key facts

• 60 acres
• 0.3 acre lot
• Garage

Tags

• EAST FAYETTEVILLE LOCATION
• 60 ACRES

Property features AI

Finance

• Other: Public road frontage
• HOA & community: Community has biking trails and paths, and is near schools; Some association fees billed monthly

Exterior

• Parking: Attached garage with workshop; 2 covered parking spaces
• Security: Security system
• Utilities: Public water available
• Home design: Single-story; 25+ years old
• Construction: Asphalt shingle roof; Crawlspace foundation; Construction details: see remarks
• Exterior features: Concrete driveway; Chain link fencing; Storage structure

Interior

• Kitchen: Dishwasher; Electric oven
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central cooling (electric)
• Interior features: Built-in features; Crawl space basement; Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 10.3% 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.
• Zoned schools: Root Elementary School (math 72% / reading 67%, grade A-, #9 of 454 statewide, top 3%, 469 students, 13% FRL); Woodland Junior High School (math 63% / reading 64%, grade B+, #5 of 201 statewide, top 3%, 752 students, 26% FRL); Fayetteville High School East (math 41% / reading 50%, grade D-, #24 of 292 statewide, top 9%, 2,685 students, 27% FRL).
• Market conditions: Rents rising (+2.0%/yr); 312 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• At $2,825/mo this rent would consume 56% of the median local household income ($61k/yr) (locally 2372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $240k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $239,999

Questions for the listing agent

1. Built in 1966 — 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 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?
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: 1.18% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $400,698
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
794 Birwin St	0.08mi	4/2.0	1,946 (+10%)	4mo	$440,000	$226	77
604 E Ash	0.41mi	3/2.0 (-1)	1,704 (-4%)	1mo	$377,500	$222	69
742 Birwin St	0.12mi	4/2.0	2,023 (+14%)	3mo	$395,000	$195	68
612 E Ash St	0.41mi	3/2.0 (-1)	1,715 (-3%)	4mo	$395,000	$230	67
1645 Rhonda Dr	0.18mi	3/2.0 (-1)	1,984 (+12%)	3mo	$440,000	$222	64
1716 Rayview Dr	0.38mi	3/2.0 (-1)	2,004 (+13%)	1mo	$435,000	$217	55
915 Crest Dr	0.48mi	3/2.0 (-1)	1,624 (-8%)	4mo	$459,000	$283	55
1615 E Cypress Ln	0.64mi	3/2.5 (-1)	1,716 (-3%)	4mo	$415,000	$242	55
1220 W Ridgeway Dr	0.70mi	4/2.0	1,888 (+6%)	4mo	$515,000	$273	54
2018 N Austin Dr	0.56mi	3/2.0 (-1)	1,554 (-12%)	2mo	$360,000	$232	46
1398 E Amber Dr	0.60mi	3/2.0 (-1)	1,557 (-12%)	1mo	$335,000	$215	46
1644 Cypress Ln	0.68mi	3/2.5 (-1)	2,033 (+15%)	2mo	$457,000	$225	35

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $8,780
• Equity at exit: $35,785

10-year hold

• IRR: 12.1%
• Equity multiple: 1.91×
• Total profit: $61,151
• Equity at exit: $20,751

Cash invested: $67,200 (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: 312
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,825 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $794

Break-even live

Break-even rent $1,821

Max offer price $239,999

Occupancy floor 67%

Sensitivity live

Price	-10% $930	-5% $862	+0% $794	+5% $726	+10% $658
Rent	-10% $570	-5% $682	+0% $794	+5% $905	+10% $1,017
Rate	-1.0pp $915	-0.5pp $855	base $794	+0.5pp $731	+1.0pp $668

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 N Mission Blvd Unit 1221796P Fayetteville, AR	3.0	2.0	1689	$5,505	$3.26	45d	1	0.05mi
1656 N Broadview Dr Fayetteville, AR	4.0	3.0	2194	$3,500	$1.60	25d	1	0.18mi
545 E North St Fayetteville, AR	4.0	2.0	2223	$2,500	$1.12	45d	1	0.37mi
1588 N Desoto Pl Unit 1221851P Fayetteville, AR	3.0	2.5	2185	$7,936	$3.63	15d	1	0.44mi
313 E Noble Ln Unit 1221817P Fayetteville, AR	3.0	2.5	2012	$4,851	$2.41	16d	1	0.47mi
2027 N Juneway Ter Fayetteville, AR	3.0	1.5	1322	$1,800	$1.36	16d	1	0.55mi
1117 N Washington Ave Unit 1221908P Fayetteville, AR	3.0	2.0	1743	$5,016	$2.88	16d	1	0.61mi
578 N Sequoyah Dr Unit 1221870P Fayetteville, AR	3.0	2.0	2012	$6,647	$3.30	22d	1	0.68mi
802 N Park Ave Unit 1375235P Fayetteville, AR	3.0	3.0	1442	$7,634	$5.29	45d	1	0.94mi
2364 N Freshwater Ave Fayetteville, AR	4.0	3.0	2407	$2,975	$1.24	16d	1	0.96mi
2074 N Kantz Ln Fayetteville, AR	3.0	2.0	1319	$1,900	$1.44	16d	1	1.11mi
1508 N Gregg Ave Unit 1508 Fayetteville, AR	3.0	3.5	1868	$2,400	$1.28	45d	1	1.12mi
594 W Moan Pl Fayetteville, AR	3.0	2.5	1400	$2,500	$1.79	25d	1	1.14mi
1399 N Hog Trough Dr Fayetteville, AR	2.0–4.0	2.5–3.5	1660	$3,600	$2.17	15d	5	1.15mi
1345 N Hog Trough Dr Fayetteville, AR	4.0	3.5	1850	$3,200	$1.73	45d	1	1.17mi
1275 N Gregg Ave Fayetteville, AR	4.0	2.0	2308	$3,000	$1.30	25d	1	1.17mi
1523 N Dawn Dr Fayetteville, AR	3.0	2.5	1472	$1,500	$1.02	16d	1	1.20mi
1000 N Molly Ct Fayetteville, AR	3.0	1.0–3.5	1100	$1,900	$1.73	16d	10	1.24mi
1005 N Molly Ct Fayetteville, AR	3.0	3.5	1800	$1,900	$1.06	45d	1	1.25mi
224 W Watson St Fayetteville, AR	3.0	2.0	1300	$2,850	$2.19	25d	1	1.28mi
1773 N Chestnut Ave Fayetteville, AR	3.0	2.0	1450	$1,395	$0.96	45d	1	1.29mi
159 E Madrid St Fayetteville, AR	3.0	2.0	1464	$1,650	$1.13	15d	1	1.33mi
2632 N Barcelona Ave Fayetteville, AR	3.0	2.0	1349	$1,950	$1.45	25d	1	1.33mi
340 Campbell Ave Unit 1221816P Fayetteville, AR	3.0	2.0	1377	$10,243	$7.44	22d	1	1.35mi
787 W Sandy Beach Ln Fayetteville, AR	3.0	2.0	1268	$1,495	$1.18	16d	1	1.37mi
122 E Mountain St Fayetteville, AR	3.0	3.5	2054	$3,300	$1.61	45d	1	1.43mi
116 E Mountain St Unit 116 Fayetteville, AR	3.0	3.5	2054	$3,300	$1.61	16d	1	1.43mi
116 E Mountain St Fayetteville, AR	3.0	3.5	2054	$3,300	$1.61	45d	1	1.43mi
118 E Mountain St Fayetteville, AR	3.0	3.5	2054	$3,300	$1.61	45d	1	1.44mi
129 E Mountain St Fayetteville, AR	3.0	2.0	1500	$2,500	$1.67	25d	1	1.45mi
614 W Lafayette St Unit 1221896P Fayetteville, AR	5.0	4.0	2443	$13,330	$5.46	25d	1	1.47mi
133 S Pinyon Pt Fayetteville, AR	3.0	2.5	1496	$1,850	$1.24	16d	1	1.50mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $239,999 Pending 3 DOM
2. 2026-06-14
   days on market $239,999 Active 2 DOM
3. 2026-06-13
   remarks 248-char remark
4. 2026-06-13
   listed $239,999 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: $957 · $80/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$579/yr (+$48/mo · 60.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 20 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: $33,903
• − Mortgage interest: −$13,444
• − Property taxes: −$957
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$6,982
• Taxable income: $5,897
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $8,109/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

+674.2% since first listed

3 events — show timeline

• 2026-06-11 Listed $239,999 NWARMLS
• 1993-08-16 Sold (Public Records) $77,000 Public Records
• 1991-04-24 Sold (Public Records) $31,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $957 · -9.5% YoY. Source: county tax records.