3040 Rosalee Ln · Centerton, AR 72736

$317,500

3 bd · 2.0 ba · 1,552 sqft · Land · 184 Days on market

Built 2026 7,405 sqft lot $25/mo HOA · 1% of rent

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Cash flow +5.1/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks

Beautiful Bryant plan in West Wind! Each home in West Wind was meticulously crafted with attention to detail, creating a space that feels both luxurious and welcoming. These homes are complete with granite kitchen countertops, 36-inch cabinets, and stainless-steel appliances! The primary bath features double sinks, and a walk-in shower! The secondary bath will have a tub/shower. Each home features LVP flooring throughout (per plan). These homes offer a covered patio (per plan), garage door opener, landscape package (per plan), and beautiful 4 Sides brick with siding (per plan). Bentonville Schools! These properties are located in the city limits of Centerton. Gravette Post Office will be ha

Key facts

• Double sinks
• Covered patio
• Walk-in shower

Tags

• GRANITE KITCHEN COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• DOUBLE SINKS
• WALK-IN SHOWER
• LVP FLOORING
• COVERED PATIO

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $300 (association management included)

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; New construction; Entry level: Main; Architectural shingle roof; Brick exterior
• Construction: Built as new construction; Brick construction; Slab foundation
• Exterior features: Concrete driveway; Covered patio

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Plumbed for ice maker
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Double pane windows; Granite counters; Pantry; Programmable thermostat
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $318k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (40.5% below list).
• Recommended offer: $189k (40.5% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.9% in Centerton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,892 (40.5% 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 184 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 3.55%
• Cash-on-cash: -9.81%
• DSCR: 0.56
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $126,665
• Equity at exit: $286,029

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $409,502
• Equity at exit: $616,833

Cash invested: $88,900 (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 72736

• Home prices YoY: 20.1%
• Active inventory: 170
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,665
• Tax est. 1.5%: −$397 /mo · $4,762/yr
• Insurance: −$132
• HOA: −$25
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-727

Break-even live

Break-even rent $2,809

Max offer price $212,313

Occupancy floor —

Sensitivity live

Price	-10% $-508	-5% $-617	+0% $-727	+5% $-837	+10% $-946
Rent	-10% $-876	-5% $-802	+0% $-727	+5% $-652	+10% $-578
Rate	-1.0pp $-567	-0.5pp $-646	base $-727	+0.5pp $-809	+1.0pp $-893

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: $79,375
• Closing costs: $9,525
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Laredo Ln Gravette, AR	4.0	2.0	1800	$1,950	$1.08	14d	1	0.12mi
3040 Laredo Ln Gravette, AR	4.0	2.0	1892	$1,970	$1.04	14d	1	0.12mi
2121 Bluebonnet Ln Centerton, AR	4.0	3.5	1998	$2,100	$1.05	14d	1	0.84mi
2031 Bluebonnet Ln Centerton, AR	4.0	2.0	1586	$1,850	$1.17	14d	1	0.94mi
2060 Periwinkle Pl Centerton, AR	3.0	2.0	1741	$1,990	$1.14	14d	1	0.96mi
2061 Larry Ln Bentonville, AR	4.0	2.0	2043	$2,400	$1.17	14d	1	1.13mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	1.16mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	1.17mi
231 Graystone Cir Centerton, AR	3.0	2.0	1128	$1,225	$1.09	21d	1	1.38mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	24d	1	1.39mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	24d	1	1.39mi
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	14d	1	1.40mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 13 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-05-20
   status Active
3. 2026-05-20
   price $317,500
4. 2025-11-10
   status Pending
5. 2025-11-01
   price $299,000
6. 2025-10-20
   price $315,000
7. 2025-10-01
   status Active
8. 2025-10-01
   price $299,000
9. 2025-09-28
   status Pending
10. 2025-08-05
    price $315,000
11. 2025-05-12
    status Active
12. 2025-05-10
    historical
13. 2025-05-08
    listed $314,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,667
• − Mortgage interest: −$17,785
• − Property taxes: −$4,762
• − Insurance: −$1,588
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − HOA: −$300
• − Depreciation: −$9,236
• Taxable loss: −$14,631
• Est. tax savings @ 24.0%: +$3,511
• After-tax cash flow: $-5,212/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: 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

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
• City population: 19,701
• Population (ZIP): 7,519

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: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 19% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 85.16%
• Current HPI: 508.2507
• Rent YoY: —
• Metro: —
• 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

+1.1% since first listed

12 events — show timeline

• 2026-05-20 Relisted — NWARMLS
• 2026-05-20 Price Changed $317,500 NWARMLS
• 2025-11-10 Pending — NWARMLS
• 2025-11-01 Price Changed $299,000 NWARMLS
• 2025-10-20 Price Changed $315,000 NWARMLS
• 2025-10-01 Relisted — NWARMLS
• 2025-10-01 Price Changed $299,000 NWARMLS
• 2025-09-28 Pending — NWARMLS
• 2025-08-05 Price Changed $315,000 NWARMLS
• 2025-05-12 Relisted — NWARMLS
• 2025-05-10 Delisted — NWARMLS
• 2025-05-08 Listed $314,000 NWARMLS