305 N Vancouver Ave · Russellville, AR 72801

$145,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 161 Days on market

Built 1972 9,600 sqft lot Est $174k · 16% under

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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 +14.9/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors take a look! Huge Price Reduction Selling property As Is, Where Is Welcome to 305 N Vancouver in Russellville — a great opportunity for first-time homebuyers or investors. This 3-bedroom, 2-bathroom home offers a practical layout with a spacious living area, a functional kitchen with plenty of storage, and comfortable bedrooms filled with natural light. The property features a generous backyard, providing space for outdoor activities, gardening, or future improvements. Conveniently located near schools, shopping, and local amenities, this home combines everyday convenience with long-term potential. Whether you are searching for an affordable first home or a property to add

Key facts

• Functional kitchen
• Spacious living area
• Natural light

Tags

• GENEROUS BACKYARD
• FUNCTIONAL KITCHEN
• SPACIOUS LIVING AREA
• NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Monthly association fee (frequency listed); Near hospital, park, and shopping

Exterior

• Parking: Attached carport; 1 covered parking space
• Utilities: Electricity available; Natural gas available; Public water; Sewer available
• Home design: Single-story; Brick construction; Architectural shingle roof; Crawlspace foundation
• Construction: Brick exterior; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Partial fencing; Storage structure on property; Cleared city lot near a park; Public road frontage

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Fireplace with insert; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $115k (20.8% below list).
• Recommended offer: $115k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Russellville — 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 77/100 on livability (#10 in AR, #3,049 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Russellville School District (town): math 46% / reading 45% proficiency, ranked #38 of 238 in AR (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dwight Elementary School (math 47% / reading 37%, grade F, #173 of 454 statewide, top 43%, 213 students, 62% FRL); Russellville Middle School (math 49% / reading 46%, grade C-, #42 of 201 statewide, top 22%, 813 students, 53% FRL); Russellville High School (math 28% / reading 43%, grade F, #85 of 292 statewide, top 30%, 1,227 students, 37% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 94 active listings in the ZIP; 55 units permitted in Pope County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pope County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,785 (20.8% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $173,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N Vancouver Ave	0.00mi	3/2.0	1,356 (0%)	0mo	$120,000	$88	100
211 S Cumberland Ave	0.38mi	3/2.0	1,280 (-6%)	3mo	$194,000	$152	70
2502 W 2nd St	0.27mi	3/1.5	1,240 (-9%)	8mo	$165,000	$133	64
216 S Phoenix Ave	0.52mi	3/1.0	1,344 (-1%)	11mo	$85,000	$63	61
213 S Phoenix	0.51mi	3/1.5	1,303 (-4%)	8mo	$148,500	$114	61
231 S Inglewood Ave	0.66mi	3/2.0	1,292 (-5%)	3mo	$165,000	$128	59
232 S Fairbanks Ave	0.54mi	3/2.0	1,288 (-5%)	9mo	$81,000	$63	59
235 S Galveston	0.57mi	2/1.0 (-1)	1,392 (+3%)	2mo	$146,000	$105	59
100 N Fairbanks Ave	0.48mi	3/2.0	1,512 (+12%)	2mo	$199,000	$132	57
413 N Fairbanks Ave	0.55mi	3/1.0	1,280 (-6%)	6mo	$163,450	$128	56
200 S Muskogee	0.60mi	3/2.0	1,232 (-9%)	2mo	$173,500	$141	55
400 N Fairbanks	0.49mi	3/2.0	1,500 (+11%)	8mo	$190,000	$127	53

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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-19,452
• Equity at exit: $21,620

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-339
• Equity at exit: $12,537

Cash invested: $40,600 (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 72801

• Home prices YoY: -24.5%
• Rents YoY: 6.1%
• Active inventory: 94
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $6

Break-even live

Break-even rent $1,141

Max offer price $145,000

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $47	+0% $6	+5% $-35	+10% $-76
Rent	-10% $-85	-5% $-40	+0% $6	+5% $51	+10% $96
Rate	-1.0pp $79	-0.5pp $43	base $6	+0.5pp $-32	+1.0pp $-70

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-30
   status Pending
2. 2026-04-08
   price $145,000
3. 2026-04-08
   status Active
4. 2026-03-19
   historical
5. 2026-03-15
   status Active
6. 2026-02-12
   status Pending
7. 2025-12-26
   status Active
8. 2025-12-15
   status Pending
9. 2025-11-03
   price $159,000
10. 2025-09-18
    listed $169,000 Active
11. 2018-10-24
    soldstatus $97,000
12. 2018-10-24
    listed $97,000
13. 2006-06-16
    soldstatus $81,000
14. 2003-04-18
    soldstatus $55,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 19 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: $13,774
• − Mortgage interest: −$8,122
• − Property taxes: −$964
• − Insurance: −$725
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$4,218
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $658/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: Russellville School District
• NCES district ID: 0512060
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $38,619
• Composite: 37.98/100
• National rank: #4293
• State rank: #38 of 238 in AR

Livability — Russellville

• Score: 77/100
• State rank: #10
• US rank: #3049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, AR
• County: Pope County · 42,302 people
• City population: 42,302
• Metro: Russellville, AR
• Population (ZIP): 19,019
• Household income: $47,830
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 665.0

Population outlook (Pope County) Hauer SSP2

• Today (2025): 66,303 people
• By 2030: 67,635 · +2.0%
• By 2040: 70,046 · +5.6%
• By 2050: 72,107 · +8.8%
• By 2075: 78,042 · +17.7%
• By 2100: 82,343 · +24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 10% Black 4% Native American 3% Asian 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 13% Chinese 1% Vietnamese 1%

Political lean MEDSL · Pope

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -8.9pp toward R · 2008: -43.3pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.4 2016: R+50.5 2012: R+47.2 2008: R+43.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.65%
• Current HPI: 223.7613
• Rent YoY: ▲ 6.13%
• Metro: Russellville, 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

+163.6% since first listed

14 events — show timeline

• 2026-04-30 Pending — NWARMLS
• 2026-04-08 Price Changed $145,000 NWARMLS
• 2026-04-08 Relisted — NWARMLS
• 2026-03-19 Delisted — NWARMLS
• 2026-03-15 Relisted — NWARMLS
• 2026-02-12 Pending — NWARMLS
• 2025-12-26 Relisted — NWARMLS
• 2025-12-15 Pending — NWARMLS
• 2025-11-03 Price Changed $159,000 NWARMLS
• 2025-09-18 Listed $169,000 NWARMLS
• 2018-10-24 Listed $97,000 NWARMLS
• 2018-10-24 Sold (MLS) $97,000 NWARMLS
• 2006-06-16 Sold (Public Records) $81,000 Public Records
• 2003-04-18 Sold (Public Records) $55,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $964 · +0.0% YoY. Source: county tax records.