620 E Twin Spgs · Siloam Springs, AR 72761

$275,000

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 13 Days on market

Built 1903 0.34 ac lot Est $290k · 5% 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 +21.4/30.0
• ARV discount +9.8/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Historical Home, Circa 1902, on large double corner lot in flourishing downtown Siloam Springs! This home has some recent updates with new luxury vinyl flooring, paint & fixtures with concentration in kitchen and bath upgrades. New water line from meter to home. Original doors/windows with beveled glass, hardware including some glass/metal door knobs. Original hardwood floors. Beveled glass double doors between the living room and dining room & living area has high ceilings and built in shelves. Depending on how you live, this home can be considered 3-4 bedroom w/ 3 bedrooms & 1 bath on downstairs level w/ another bonus room upstairs with private bath. Kitchen has been modernized a bit with plenty of freshly painted cabinets with new hardware but still in need of a range and dishwasher. Relax and enjoy the beauty and pleasure of downtown living in a historic home where you can walk to coffee shops, restaurants, breweries, farmers market, local ampitheater and Siloam's beautiful parks and trails. Must see!

Key facts

• New kitchen
• New bathrooms
• New ducting

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW VINYL PLANK FLOORING
• NEW BATHROOMS
• NEW KITCHEN
• NEW AC
• NEW DUCTING

Property features AI

Finance

• HOA & community: Monthly association fee (if applicable); Community access to parks and proximity to schools and fire station

Exterior

• Parking: Detached garage with garage door opener (1 covered space)
• Security: Security system; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces north; Crawlspace/cellar foundation; Frame and stucco construction; Asphalt shingle roof; Built 25+ years ago
• Construction: Frame and stucco exterior; Asphalt shingle roof; Crawlspace and cellar foundation; Structure older than 25 years
• Exterior features: Porch; Gravel driveway; Corner lot; City lot; Near park; Nearby trails/paths and biking access

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms located on main and second levels (multiple bedrooms on main level and at least one on the second level)
• Flooring: Carpet; Luxury vinyl plank; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Wood stove heating; Central air conditioning (electric)
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; Pantry; Programmable thermostat; Split bedrooms; Storage; Wood burning stove; Window treatments; Wood window frames; Window blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater; Utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/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 $267k (2.9% below list).
• Recommended offer: $267k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.9% in Siloam Springs — 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 74/100 on livability (#17 in AR, #4,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Siloam Springs School District (town): math 44% / reading 40% proficiency, ranked #53 of 238 in AR (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 362 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 42% of the median local income ($76k/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.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $218k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,125 (2.9% below list)

Questions for the listing agent

1. Built in 1903 — 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: 0.97% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.34%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $289,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E Jefferson St	0.19mi	3/2.0 (-1)	1,917 (+3%)	10mo	$379,000	$198	72
120 N Gunter St	0.25mi	4/2.5	1,620 (-13%)	3mo	$270,000	$167	63
908 S Maple St	0.69mi	4/2.5	1,746 (-6%)	2mo	$265,000	$152	54
605 N Wright St	0.57mi	4/2.0	1,689 (-9%)	7mo	$315,000	$187	52
710 W University St	0.69mi	3/2.5 (-1)	1,974 (+6%)	3mo	$320,000	$162	48
503 N Wright St	0.53mi	3/1.5 (-1)	1,696 (-9%)	7mo	$230,000	$136	48
832 S Maxwell St	0.50mi	3/2.0 (-1)	1,700 (-8%)	13mo	$260,000	$153	47
600 University St	0.64mi	4/2.0	2,112 (+14%)	1mo	$330,000	$156	47
511 N Wright St	0.55mi	3/2.0 (-1)	1,640 (-12%)	6mo	$185,000	$113	45
401 N Broadway St	0.42mi	3/2.0 (-1)	1,605 (-14%)	12mo	$125,000	$78	43
320 Country Club Rd	0.71mi	3/2.5 (-1)	1,642 (-12%)	1mo	$264,900	$161	40
1218 E Kenwood St	0.73mi	3/2.5 (-1)	2,048 (+10%)	6mo	$200,000	$98	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-18,714
• Equity at exit: $41,003

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $16,763
• Equity at exit: $23,777

Cash invested: $77,000 (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 72761

• Home prices YoY: -13.6%
• Active inventory: 362
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,671 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $407

Break-even live

Break-even rent $2,156

Max offer price $275,000

Occupancy floor 80%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 S Washington St Unit 1520937P Siloam Springs, AR	3.0	2.0	1582	$4,358	$2.75	14d	1	0.10mi
413 S Madison St Unit 1520928P Siloam Springs, AR	4.0	2.0	1700	$3,735	$2.20	14d	1	0.14mi
408 S Wright St Unit 1520957P Siloam Springs, AR	4.0	3.0	2109	$4,449	$2.11	21d	1	0.38mi
111 W Tahlequah St Unit 1520930P Siloam Springs, AR	3.0	2.0	1345	$3,827	$2.85	14d	1	0.51mi
315 W Harvard St Unit 1520942P Siloam Springs, AR	3.0	2.0	2045	$3,266	$1.60	13d	1	0.52mi
851 S Jersey Siloam Springs, AR	3.0	2.0	1460	$1,400	$0.96	23d	1	0.58mi
1806 Azlin Pl Unit C Siloam Springs, AR	4.0	2.5	1781	$1,425	$0.80	14d	1	0.91mi
255 Ravenwood Rd Siloam Springs, AR	3.0	2.0	1421	$1,395	$0.98	23d	1	0.94mi
1903 Azlin Pl Unit B Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	21d	1	0.96mi
1903 Azlin Pl Siloam Springs, AR	3.0	2.5	1800	$1,500	$0.83	14d	1	0.96mi
201 N Dogwood St Unit 1241305P Siloam Springs, AR	3.0	2.0	1969	$3,298	$1.67	13d	1	1.03mi
2010 S Elm St Siloam Springs, AR	3.0	2.0	1566	$1,750	$1.12	13d	1	1.12mi
2302 Aspen Siloam Springs, AR	4.0	2.0	1940	$1,850	$0.95	23d	1	1.17mi
1107 E Ken Leach Siloam Springs, AR	3.0	2.0	1398	$1,500	$1.07	21d	1	1.24mi
731 Cypress Ct Unit 1520954P Siloam Springs, AR	4.0	2.0	1560	$3,790	$2.43	13d	1	1.25mi
2910 Dawn Ct Unit C Siloam Springs, AR	3.0	2.0	1449	$1,300	$0.90	23d	1	1.36mi
2010 W Central St Unit 1520931P Siloam Springs, AR	4.0	2.0	1894	$3,631	$1.92	13d	1	1.45mi
1413 E Emelyn Siloam Springs, AR	4.0	2.0	1900	$2,000	$1.05	14d	1	1.46mi
400 Cattleman Ln Siloam Springs, AR	3.0	2.0	1525	$1,800	$1.18	23d	1	1.49mi

Listing history 18 events

1. 2026-06-16
   statusdays on market $275,000 Pending 13 DOM
2. 2026-06-15
   days on market $275,000 Active 12 DOM
3. 2026-06-14
   statusdays on market $275,000 Active 10 DOM
4. 2026-06-07
   statusdays on market $275,000 Pending 8 DOM
5. 2026-06-03
   days on market $275,000 Active 7 DOM
6. 2026-06-02
   days on market $275,000 Active 6 DOM
7. 2026-06-01
   days on market $275,000 Active 5 DOM
8. 2026-05-31
   days on market $275,000 Active 4 DOM
9. 2026-05-31
   days on market $275,000 Active 3 DOM
10. 2026-05-27
    listed $275,000 Active
11. 2025-06-09
    price $260,000
12. 2025-05-06
    price $265,000
13. 2025-03-06
    price $270,000
14. 2023-05-22
    soldstatus $217,500
15. 2023-05-15
    soldstatus $217,500 Closed 1049-char remark

    Show marketing remark (1049 chars)

    Beautiful Historical Home, Circa 1902, on large double corner lot in flourishing downtown Siloam Springs! This home has some recent updates with new luxury vinyl flooring, paint & fixtures with concentration in kitchen and bath upgrades. New water line from meter to home. Original doors/windows with beveled glass, hardware including some glass/metal door knobs. Original hardwood floors. Beveled glass double doors between the living room and dining room & living area has high ceilings and built in shelves. Depending on how you live, this home can be considered 3-4 bedroom w/ 3 bedrooms & 1 bath on downstairs level w/ another bonus room upstairs with private bath. Kitchen has been modernized a bit with plenty of freshly painted cabinets with new hardware but still in need of a range and dishwasher. Relax and enjoy the beauty and pleasure of downtown living in a historic home where you can walk to coffee shops, restaurants, breweries, farmers market, local ampitheater and Siloam's beautiful parks and trails. Must see!

16. 2023-04-10
    status Pending 1049-char remark

    Show marketing remark (1049 chars)

    Beautiful Historical Home, Circa 1902, on large double corner lot in flourishing downtown Siloam Springs! This home has some recent updates with new luxury vinyl flooring, paint & fixtures with concentration in kitchen and bath upgrades. New water line from meter to home. Original doors/windows with beveled glass, hardware including some glass/metal door knobs. Original hardwood floors. Beveled glass double doors between the living room and dining room & living area has high ceilings and built in shelves. Depending on how you live, this home can be considered 3-4 bedroom w/ 3 bedrooms & 1 bath on downstairs level w/ another bonus room upstairs with private bath. Kitchen has been modernized a bit with plenty of freshly painted cabinets with new hardware but still in need of a range and dishwasher. Relax and enjoy the beauty and pleasure of downtown living in a historic home where you can walk to coffee shops, restaurants, breweries, farmers market, local ampitheater and Siloam's beautiful parks and trails. Must see!

17. 2023-03-09
    listed $237,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Beautiful Historical Home, Circa 1902, on large double corner lot in flourishing downtown Siloam Springs! This home has some recent updates with new luxury vinyl flooring, paint & fixtures with concentration in kitchen and bath upgrades. New water line from meter to home. Original doors/windows with beveled glass, hardware including some glass/metal door knobs. Original hardwood floors. Beveled glass double doors between the living room and dining room & living area has high ceilings and built in shelves. Depending on how you live, this home can be considered 3-4 bedroom w/ 3 bedrooms & 1 bath on downstairs level w/ another bonus room upstairs with private bath. Kitchen has been modernized a bit with plenty of freshly painted cabinets with new hardware but still in need of a range and dishwasher. Relax and enjoy the beauty and pleasure of downtown living in a historic home where you can walk to coffee shops, restaurants, breweries, farmers market, local ampitheater and Siloam's beautiful parks and trails. Must see!

18. 2005-02-01
    soldstatus $90,000

ⓘ 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: $1,758 · $146/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,055
• − Mortgage interest: −$15,404
• − Property taxes: −$1,758
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − Depreciation: −$8,000
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $4,792/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: Siloam Springs School District
• NCES district ID: 0512450
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $46,222
• Composite: 35.81/100
• National rank: #4828
• State rank: #53 of 238 in AR

Livability — Siloam Springs

• Score: 74/100
• State rank: #17
• US rank: #4621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Siloam Springs, AR
• County: Benton County · 259,241 people
• City population: 24,745
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 24,745
• Household income: $76,122
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 176.0

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 0.63)
• Race & ethnicity: White 58% Two or more races 24% Hispanic / Latino 19% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 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: ▼ -45.93%
• Current HPI: 291.1062
• Rent YoY: —
• 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

+205.6% since first listed

9 events — show timeline

• 2026-05-27 Listed $275,000 NWARMLS
• 2025-06-09 Price Changed $260,000 NWARMLS
• 2025-05-06 Price Changed $265,000 NWARMLS
• 2025-03-06 Price Changed $270,000 NWARMLS
• 2023-05-22 Sold (Public Records) $217,500 Public Records
• 2023-05-15 Sold (MLS) $217,500 NWARMLS
• 2023-04-10 Pending — NWARMLS
• 2023-03-09 Listed $237,000 NWARMLS
• 2005-02-01 Sold (Public Records) $90,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,758 · -4.1% YoY. Source: county tax records.