2402 Armstrong Ln · Pea Ridge, AR 72751

$360,000

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 51 Days on market

Built 2022 9,583 sqft lot $205/sqft · 8% below area Est $391k · 8% under $17/mo HOA · 1% of rent

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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 +11.1/15.0
• Appreciation +8.7/10.0
• Cash flow +6.4/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy. Taxes subject to change based on new construction.

Key facts

• Flat fenced backyard
• All brick exterior
• 9,583 sq ft lot

Tags

• ALL BRICK EXTERIOR
• FLAT FENCED BACKYARD
• QUICK ACCESS TO BENTONVILLE

Property features AI

Finance

• HOA & community: Annual association fee; Community located near schools

Exterior

• Parking: Attached garage with garage door opener (2 covered spaces)
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Resale (less than 25 years old); Architectural shingle roof
• Construction: Brick construction; Slab foundation
• Exterior features: Concrete driveway; Patio; Fenced back yard with privacy wood fence; Cleared, city lot in a subdivision; Public paved road frontage

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Disposal; Plumbed for ice maker; Granite counters; Pantry
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Attic; Built-in features; Ceiling fan(s); Granite counters; Pantry; Programmable thermostat; Storage; Walk-in closet(s); Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (42.7% below list).
• Recommended offer: $206k (42.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.5% in Pea Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#98 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Pea Ridge School District (suburban): math 43% / reading 42% proficiency, ranked #43 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pea Ridge Primary School (575 students, 36% FRL); Pea Ridge Middle School (math 47% / reading 42%, grade D, #61 of 201 statewide, top 32%, 395 students, 34% FRL); Pea Ridge High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 566 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 433 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (7.5% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $308k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $206,278 (42.7% 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 51 days. Have you received any prior offers? Is the seller open to a 43% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.57% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.37%
• DSCR: 0.67
• GRM: 14.5

CMA / ARV

• ARV (median comp): $391,337
• List price: $360,000
• Delta: -8.01%
• 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
2420 England Ln	0.14mi	3/2.0	1,730 (-1%)	2mo	$345,000	$199	90
2406 Graham Ln	0.12mi	3/2.0	1,678 (-4%)	5mo	$353,000	$210	83
1908 Shelby St	0.46mi	3/2.0	1,750 (-0%)	2mo	$415,000	$237	77
1808 Gaines St	0.39mi	3/2.0	1,765 (+1%)	6mo	$439,900	$249	75
1904 Shelby St	0.48mi	3/2.0	1,722 (-2%)	6mo	$415,000	$241	70
1908 Crump St	0.42mi	4/2.0 (+1)	1,758 (+0%)	6mo	$426,000	$242	70
1900 Tull Dr	0.54mi	3/2.0	1,647 (-6%)	1mo	$400,000	$243	64
205 Ross Salvage Rd	0.57mi	4/2.0 (+1)	1,717 (-2%)	1mo	$350,000	$204	64
1705 Tull Dr	0.65mi	3/2.0	1,778 (+2%)	7mo	$428,500	$241	61
1933 & 1911 Hazelton Rd	0.55mi	3/1.5	1,638 (-6%)	3mo	$511,000	$312	59
727 Macdonald Dr	0.63mi	3/2.0	1,651 (-6%)	4mo	$395,000	$239	58
500 Jackson Ln	0.61mi	4/2.0 (+1)	1,563 (-11%)	4mo	$335,000	$214	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.96×
• Total profit: $96,797
• Equity at exit: $260,790

10-year hold

• IRR: 13.4%
• Equity multiple: 4.07×
• Total profit: $309,880
• Equity at exit: $505,991

Cash invested: $100,800 (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 72751

• Home prices YoY: 2.2%
• Active inventory: 433
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$150
• HOA: −$17
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-619

Break-even live

Break-even rent $2,847

Max offer price $250,614

Occupancy floor —

Sensitivity live

Price	-10% $-415	-5% $-517	+0% $-619	+5% $-721	+10% $-823
Rent	-10% $-782	-5% $-701	+0% $-619	+5% $-538	+10% $-456
Rate	-1.0pp $-438	-0.5pp $-528	base $-619	+0.5pp $-712	+1.0pp $-807

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 England Ln Pea Ridge, AR	3.0	2.0	1678	$2,600	$1.55	16d	1	0.11mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.66mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	45d	1	0.67mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.68mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.68mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	23d	1	0.68mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.68mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	25d	1	0.68mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	23d	1	0.73mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	15d	1	0.75mi
1036 Tracey Ln Pea Ridge, AR	4.0	2.0	1911	$2,075	$1.09	25d	1	0.79mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	46d	1	0.80mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	0.83mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	25d	1	0.83mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	0.83mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	1.09mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	1.17mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	23d	1	1.23mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	1.35mi
305 Meadows Ct Pea Ridge, AR	4.0	2.0	2451	$2,400	$0.98	16d	1	1.43mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	1.45mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	1.45mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 22 events

1. 2026-06-22
   days on market $360,000 Active 51 DOM
2. 2026-06-19
   remarks 693-char remark
3. 2026-06-18
   days on market $360,000 Active 48 DOM
4. 2026-06-17
   days on market $360,000 Active 47 DOM
5. 2026-06-16
   days on market $360,000 Active 46 DOM
6. 2026-06-15
   days on market $360,000 Active 45 DOM
7. 2026-06-14
   days on market $360,000 Active 43 DOM
8. 2026-06-13
   days on market $360,000 Active 42 DOM
9. 2026-06-10
   days on market $360,000 Active 40 DOM
10. 2026-06-09
    days on market $360,000 Active 39 DOM
11. 2026-06-08
    days on market $360,000 Active 38 DOM
12. 2026-06-07
    remarks 675-char remark
13. 2026-06-07
    days on market $360,000 Active 37 DOM
14. 2026-06-03
    days on market $360,000 Active 33 DOM
15. 2026-06-02
    days on market $360,000 Active 32 DOM
16. 2026-06-01
    days on market $360,000 Active 31 DOM
17. 2026-05-31
    days on market $360,000 Active 30 DOM
18. 2026-05-31
    days on market $360,000 Active 29 DOM
19. 2026-05-01
    listed $360,000 Active 609-char remark
20. 2022-06-27
    soldstatus $308,340 Closed 242-char remark

    Show marketing remark (242 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy. Taxes subject to change based on new construction.

21. 2021-12-13
    historical 242-char remark

    Show marketing remark (242 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy. Taxes subject to change based on new construction.

22. 2021-12-13
    listed $308,340 242-char remark

    Show marketing remark (242 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy. Taxes subject to change based on new construction.

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,327 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,753
• − Mortgage interest: −$20,166
• − Property taxes: −$2,327
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$204
• − Depreciation: −$10,473
• Taxable loss: −$14,177
• Est. tax savings @ 24.0%: +$3,402
• After-tax cash flow: $-4,028/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: Pea Ridge School District
• NCES district ID: 0503030
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $53,156
• Composite: 36.88/100
• National rank: #4546
• State rank: #43 of 238 in AR

Livability — Pea Ridge

• Score: 67/100
• State rank: #98
• US rank: #10429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pea Ridge, AR
• County: Benton County · 259,241 people
• City population: 9,997
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 9,997
• Household income: $95,299
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 83.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 17% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Scottish 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 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: ▲ 7.48%
• Current HPI: 352.7133
• 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

+16.8% since first listed

4 events — show timeline

• 2026-05-01 Listed $360,000 NWARMLS
• 2022-06-27 Sold (MLS) $308,340 NWARMLS
• 2021-12-13 Delisted — NWARMLS
• 2021-12-13 Listed $308,340 NWARMLS

Property tax history

+79.3%/yr

Latest (2025): $2,327 · +3.3% YoY. Source: county tax records.