202 Hunter Allen · Springdale, AR 72764

$218,000

4 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 55 Days on market

Built 2007 7,840 sqft lot $131/sqft · 25% below area Est $290k · 25% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• 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

* * Please note this property will require significant remodeling and does not qualify for traditional financing — cash or renovation loan offers only. There once was a home on Hunter Allen Drive, With 4 beds and 3 cars — what a jive! It needs a little love, Like a hand in a glove, Flip it right and watch your equity thrive! Opportunity is knocking at 202 Hunter Allen in Springdale! This 4-bedroom, 2-bath brick home sits on a level corner lot in Wilkins Subdivision, offering 1,661 sq ft of living space with a spacious 3-car attached garage. Built in 2007, the layout features an eat-in kitchen, walk-in closets, ceiling fans, and a cozy gas fireplace in the living room. Step outs

Key facts

• Cozy gas fireplace
• Walk-in closets
• Deck

Tags

• LEVEL CORNER LOT
• EAT-IN KITCHEN
• WALK-IN CLOSETS
• COZY GAS FIREPLACE
• DECK
• NEAR TOP SCHOOLS

Property features AI

Finance

• HOA & community: Monthly association fee; Community near fire station, hospital, schools, park, shopping, and sidewalks

Exterior

• Parking: Attached garage with garage door opener; 3 covered spaces
• Security: Fire alarm; Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available
• Home design: Single-story design; Residential zoning; Entry level on main level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Resale home (less than 25 years old)
• Exterior features: Concrete driveway; Deck; Corner lot, cleared and level; Near park; Subdivision setting; Shared road frontage

Interior

• Kitchen: Countertop; Dishwasher; Electric range; Gas cooktop; Microwave; Refrigerator
• Bedrooms: Bedroom on second level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Storage; Walk-in closet(s); Window treatments; Double-pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Utility room (main level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $190k (12.6% below list).
• Recommended offer: $190k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $218k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,467 (12.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (median comp): $290,147
• List price: $218,000
• Delta: -24.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3621 Alliance Dr	0.06mi	4/2.0	1,660 (-0%)	7mo	$300,000	$181	91
3751 Alliance Dr	0.14mi	4/2.0	1,660 (-0%)	3mo	$280,000	$169	91
235 Glory Ln	0.15mi	4/2.0	1,660 (-0%)	8mo	$293,750	$177	86
3733 Alliance Dr	0.13mi	4/2.0	1,628 (-2%)	10mo	$293,750	$180	82
337 Joy Carol Loop	0.15mi	3/2.0 (-1)	1,560 (-6%)	4mo	$265,000	$170	74
334 Jeanne	0.18mi	3/2.0 (-1)	1,592 (-4%)	9mo	$305,000	$192	72
566 Parkside Cv	0.42mi	3/2.0 (-1)	1,612 (-3%)	3mo	$363,000	$225	68
604 Loganberry Ln	0.42mi	3/2.0 (-1)	1,657 (-0%)	9mo	$336,400	$203	68
3058 Chelsey Ln	0.42mi	3/2.0 (-1)	1,477 (-11%)	3mo	$315,000	$213	54
3393 Ashton Ln	0.61mi	3/2.0 (-1)	1,448 (-13%)	3mo	$270,000	$186	42
3316 Grainger Cir	0.75mi	3/2.0 (-1)	1,474 (-11%)	1mo	$293,000	$199	40
4809 Kimberly Pl	0.73mi	3/2.0 (-1)	1,869 (+12%)	6mo	$315,000	$169	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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-29,731
• Equity at exit: $32,505

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-19,465
• Equity at exit: $18,849

Cash invested: $61,040 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $92

Break-even live

Break-even rent $1,788

Max offer price $218,000

Occupancy floor 90%

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Allegheny Ter Unit B Springdale, AR	3.0	2.0	1580	$1,495	$0.95	14d	1	0.68mi
1489 Bridgeboro Ave Springdale, AR	4.0	2.0	1738	$2,150	$1.24	43d	1	1.00mi
5325 N Oak St Bethel Heights, AR	1.0–3.0	1.0–2.0	879	$1,345	$1.53	21d	7	1.13mi
584 Quartz Way Springdale, AR	4.0	2.0	2100	$2,295	$1.09	43d	1	1.28mi

Listing history 18 events

1. 2026-06-18
   days on market $218,000 Active 55 DOM
2. 2026-06-17
   days on market $218,000 Active 54 DOM
3. 2026-06-16
   days on market $218,000 Active 53 DOM
4. 2026-06-15
   days on market $218,000 Active 52 DOM
5. 2026-06-14
   days on market $218,000 Active 50 DOM
6. 2026-06-10
   days on market $218,000 Active 47 DOM
7. 2026-06-09
   days on market $218,000 Active 46 DOM
8. 2026-06-08
   days on market $218,000 Active 45 DOM
9. 2026-06-07
   days on market $218,000 Active 44 DOM
10. 2026-06-05
    days on market $218,000 Active 41 DOM
11. 2026-06-03
    days on market $218,000 Active 40 DOM
12. 2026-06-02
    days on market $218,000 Active 39 DOM
13. 2026-06-01
    days on market $218,000 Active 38 DOM
14. 2026-05-31
    days on market $218,000 Active 37 DOM
15. 2026-05-31
    days on market $218,000 Active 36 DOM
16. 2026-05-06
    price $227,000 960-char remark
17. 2026-04-24
    listed $235,000 Active 960-char remark
18. 2026-04-07
    soldstatus $100,000

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,141 · $178/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 5/10 Major 7 d/yr ≥104°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,856
• − Mortgage interest: −$12,211
• − Property taxes: −$2,141
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$6,342
• Taxable loss: −$2,585
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $1,727/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 (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

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 · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

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

+118.0% since first listed

4 events — show timeline

• 2026-05-26 Price Changed $218,000 NWARMLS
• 2026-05-06 Price Changed $227,000 NWARMLS
• 2026-04-24 Listed $235,000 NWARMLS
• 2026-04-07 Sold (Public Records) $100,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,141 · +10.1% YoY. Source: county tax records.