1250-3 Bungalow Plan · Centerton, AR 72712

$241,743

3 bd · 2.5 ba · 1,233 sqft · SingleFamily · 45 Days on market

Good condition $196/sqft · at area comps Est $246k · at est.

---

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 +8.3/15.0
• Cash flow +7.0/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 2 1/2 bath 1250 square foot Bungalow Collection floor plan provides a safe, modern and tranquil place for buyers to call home. LVP flooring and carpet in your home with durability and style. Created with the first-time homebuyer or savvy investors in mind, residents can be situated within walking distance of exciting neighborhood amenities, premier school districts and downtown life in Southwest Missouri and Northwest Arkansas.

Key facts

• Walking distance
• Lvp flooring
• Listed 45 days

Tags

• BUNGALOW COLLECTION FLOOR PLAN
• LVP FLOORING
• WALKING DISTANCE
• PREMIER SCHOOL DISTRICTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (31.0% below list).
• Recommended offer: $167k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.9% in Centerton — 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 (#11 in AR, #3,194 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Bentonville School District (urban): math 59% / reading 59% proficiency, ranked #3 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 898 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

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 45 days — a 3% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,900 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $246,263
• List price: $241,743
• Delta: -1.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Discovery Ave	0.09mi	3/2.5	1,250 (+1%)	0mo	$240,142	$192	93
501 Discovery Ave	0.10mi	3/2.5	1,250 (+1%)	1mo	$239,726	$192	92
531 Discovery Ave	0.15mi	3/2.5	1,250 (+1%)	1mo	$239,726	$192	90
500 Solar St	0.21mi	3/2.5	1,250 (+1%)	0mo	$243,142	$195	88
511 Solar St	0.19mi	3/2.5	1,250 (+1%)	2mo	$246,142	$197	87
581 Discovery Ave	0.15mi	2/2.5 (-1)	1,250 (+1%)	0mo	$242,549	$194	85
601 Apollo Ave	0.23mi	2/2.5 (-1)	1,250 (+1%)	1mo	$238,328	$191	81
641 Apollo Ave	0.10mi	3/2.0	1,100 (-11%)	1mo	$228,662	$208	74
631 Apollo Ave	0.11mi	2/2.5 (-1)	1,100 (-11%)	2mo	$229,114	$208	71
501 Solar St	0.21mi	3/2.0	1,100 (-11%)	2mo	$222,170	$202	69
570 Solar St	0.16mi	2/2.5 (-1)	1,100 (-11%)	2mo	$224,085	$204	68
621 Apollo Ave	0.21mi	2/2.5 (-1)	1,100 (-11%)	2mo	$228,085	$207	66

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.13×
• Total profit: $-59,208
• Equity at exit: $36,045

10-year hold

• IRR: -18.0%
• Equity multiple: -0.04×
• Total profit: $-70,343
• Equity at exit: $20,902

Cash invested: $67,688 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 99 active · 31 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $241,328 ($205/sqft)
• Median days on market: 57 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: -2.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 898
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$1,268
• Tax est. 1.5%: −$302 /mo · $3,626/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-352

Break-even live

Break-even rent $2,115

Max offer price $190,790

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-269	+0% $-352	+5% $-436	+10% $-519
Rent	-10% $-484	-5% $-418	+0% $-352	+5% $-286	+10% $-220
Rate	-1.0pp $-230	-0.5pp $-291	base $-352	+0.5pp $-415	+1.0pp $-478

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: $60,436
• Closing costs: $7,252
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	72d	1	0.06mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	70d	1	0.07mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	72d	1	0.08mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	72d	1	0.08mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	72d	1	0.09mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	72d	1	0.09mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	72d	1	0.10mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	72d	1	0.11mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.11mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	70d	1	0.12mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.13mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.14mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.15mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	72d	1	0.17mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.17mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	72d	1	0.19mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.19mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	72d	1	0.20mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.22mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.22mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.22mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	72d	1	0.23mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	63d	1	0.23mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	72d	1	0.24mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.24mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.24mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	72d	1	0.25mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.26mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	72d	1	0.27mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	72d	1	0.43mi
410 Coconut Ln Centerton, AR	3.0	2.0	1393	$1,850	$1.33	72d	1	0.48mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	63d	25	0.56mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	72d	1	0.64mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	63d	1	0.67mi
130 cedar St Centerton, AR	1.0–2.0	1.0–1.5	897	$1,395	$1.55	63d	12	0.71mi
240 Sage St Centerton, AR	3.0	2.0	1250	$1,400	$1.12	72d	1	0.75mi
533 Vee St Centerton, AR	3.0	2.0	1250	$1,550	$1.24	63d	1	0.79mi
261 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	72d	1	0.81mi
263 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	72d	1	0.81mi
422 Red Robin St Unit 422 Centerton, AR	3.0	2.0	1290	$1,550	$1.20	63d	1	0.82mi

Listing history 14 events

1. 2026-06-18
   days on market $241,743 Active 45 DOM
2. 2026-06-17
   days on market $241,743 Active 44 DOM
3. 2026-06-15
   days on market $241,743 Active 42 DOM
4. 2026-06-14
   days on market $241,743 Active 40 DOM
5. 2026-06-10
   pricedays on market $241,743 Active 37 DOM
6. 2026-06-09
   days on market $240,743 Active 36 DOM
7. 2026-06-08
   days on market $240,743 Active 35 DOM
8. 2026-06-07
   days on market $240,743 Active 34 DOM
9. 2026-06-05
   days on market $240,743 Active 31 DOM
10. 2026-06-03
    days on market $240,743 Active 30 DOM
11. 2026-06-02
    days on market $240,743 Active 29 DOM
12. 2026-06-01
    days on market $240,743 Active 28 DOM
13. 2026-05-31
    days on market $240,743 Active 27 DOM
14. 2026-05-31
    days on market $240,743 Active 26 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,028
• − Mortgage interest: −$13,541
• − Property taxes: −$3,626
• − Insurance: −$1,209
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$7,033
• Taxable loss: −$8,585
• Est. tax savings @ 24.0%: +$2,060
• After-tax cash flow: $-2,165/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.

Condition & rehab AI · 9 photos

Good 80/100 None rehab

This modern, move-in-ready home with a good condition score and minimal maintenance needs offers a great opportunity for investors or first-time buyers seeking a safe and stylish living space.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Upgrading the kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features increase convenience and appeal to both buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers or renters. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Osage Creek Elementary School B- AR #37/454 Nat'l #7,053/41,679 Middle Grimsley Junior High School B- AR #22/201 Nat'l #2,564/14,009 High Bentonville West High School D AR #18/292 Nat'l #6,282/17,239

Schools (NCES district)

• District: Bentonville School District
• NCES district ID: 0503060
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $66,721
• Composite: 51.85/100
• National rank: #1661
• State rank: #3 of 238 in AR

B Composite livability gradescore 77/100

Livability — Centerton

• Score: 77/100
• State rank: #11
• US rank: #3194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerton, AR
• County: Benton County · 318,683 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 8% of renters

---

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 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 2%

---

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: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• 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