2010 Greenwood Cv · Pea Ridge, AR 72751

$335,000

3 bd · 2.0 ba · 1,731 sqft · SingleFamily public records · 100 Days on market

Built 2007 0.30 ac lot $194/sqft · 10% below area Est $371k · 10% under

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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 +11.8/15.0
• Appreciation +8.7/10.0
• Cash flow +5.9/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Beautiful details in this hidden Gem better than all the new construction. 3 large bedrooms with detailed ceilings throughout. Formal dining room is a great flex room with an alcove with lighting. Covered back porch, privacy fenced backyard . 30-acre lot at the end of a cul-de-sac. Part of the up-and-coming Pea Ridge community. Wood look title floors. Separate laundry room. Primary suite has huge walk-in closet, walk-in shower and jetted tub. When you view notice the ceilings.

Key facts

• Fenced back yard
• Primary suite
• Walk-in shower

Tags

• NEW ROOF
• CUL-DE-SAC PRIVACY
• FENCED BACK YARD
• PRIMARY SUITE
• JETTED TUB
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-654 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (34.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (44.8% below list).
• Recommended offer: $185k (44.8% below list) — sets the bar for 1% rule.

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.
• Market conditions: 423 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $27k of equity ($2k loan paydown + $25k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $110k; list at $335k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,032 (44.8% 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 100 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.55% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.37%
• DSCR: 0.63
• GRM: 15.1

CMA / ARV

• ARV (median comp): $370,645
• List price: $335,000
• Delta: -9.62%
• 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
1933 & 1911 Hazelton Rd	0.10mi	3/1.5	1,638 (-5%)	3mo	$511,000	$312	82
2420 England Ln	0.61mi	3/2.0	1,730 (-0%)	2mo	$345,000	$199	70
1101 Tracey Ln	0.20mi	4/2.0 (+1)	1,934 (+12%)	5mo	$359,000	$186	62
2224 Crane Ave	0.70mi	3/2.0	1,792 (+4%)	1mo	$389,250	$217	60
500 Jackson Ln	0.38mi	4/2.0 (+1)	1,563 (-10%)	4mo	$335,000	$214	58
205 Ross Salvage Rd	0.74mi	4/2.0 (+1)	1,717 (-1%)	1mo	$350,000	$204	58
1412 Hutchinson St	0.59mi	3/2.0	1,580 (-9%)	4mo	$289,500	$183	54
2234 Crane Ave	0.72mi	4/2.0 (+1)	1,815 (+5%)	0mo	$394,500	$217	53
2221 Crane Ave	0.66mi	3/2.5	1,946 (+12%)	0mo	$399,900	$205	46
1909 Hale Ln	0.70mi	3/2.5	1,946 (+12%)	1mo	$401,500	$206	44
2225 Crane Ave	0.67mi	4/2.5 (+1)	1,976 (+14%)	1mo	$399,900	$202	38
1913 Hale Ln	0.72mi	4/2.5 (+1)	1,976 (+14%)	5mo	$401,400	$203	32

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: 12.4%
• Equity multiple: 1.91×
• Total profit: $85,142
• Equity at exit: $242,680

10-year hold

• IRR: 12.9%
• Equity multiple: 3.96×
• Total profit: $277,748
• Equity at exit: $470,852

Cash invested: $93,800 (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: 423
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-654

Break-even live

Break-even rent $2,678

Max offer price $219,490

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	0.09mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	43d	1	0.11mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	0.12mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	0.13mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	0.14mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	23d	1	0.14mi
1036 Tracey Ln Pea Ridge, AR	4.0	2.0	1911	$2,075	$1.09	23d	1	0.21mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	44d	1	0.23mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	13d	1	0.40mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	21d	1	0.48mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	43d	1	0.54mi
2415 England Ln Pea Ridge, AR	3.0	2.0	1678	$2,600	$1.55	14d	1	0.63mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	43d	1	0.71mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	21d	1	0.72mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	23d	1	0.84mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	44d	1	0.84mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	21d	1	0.86mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	21d	1	0.86mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	43d	1	0.87mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	21d	1	0.87mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	0.89mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	23d	1	0.89mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	0.90mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	23d	1	0.90mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	23d	1	0.94mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	43d	1	0.94mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	1.02mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	1.02mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.04mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.05mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.06mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	43d	1	1.09mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	14d	1	1.35mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	14d	1	1.41mi
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	43d	1	1.50mi

Listing history 17 events

1. 2026-06-17
   days on market $335,000 Active 100 DOM
2. 2026-06-16
   days on market $335,000 Active 99 DOM
3. 2026-06-15
   days on market $335,000 Active 98 DOM
4. 2026-06-14
   days on market $335,000 Active 96 DOM
5. 2026-06-13
   days on market $335,000 Active 95 DOM
6. 2026-06-10
   days on market $335,000 Active 93 DOM
7. 2026-06-09
   days on market $335,000 Active 92 DOM
8. 2026-06-08
   days on market $335,000 Active 91 DOM
9. 2026-06-07
   days on market $335,000 Active 90 DOM
10. 2026-06-03
    days on market $335,000 Active 86 DOM
11. 2026-06-02
    days on market $335,000 Active 85 DOM
12. 2026-06-01
    days on market $335,000 Active 84 DOM
13. 2026-05-31
    days on market $335,000 Active 83 DOM
14. 2026-05-31
    days on market $335,000 Active 82 DOM
15. 2026-03-09
    listed $335,000 Active 481-char remark

    Show marketing remark (481 chars)

    Beautiful details in this hidden Gem better than all the new construction. 3 large bedrooms with detailed ceilings throughout. Formal dining room is a great flex room with an alcove with lighting. Covered back porch, privacy fenced backyard . 30-acre lot at the end of a cul-de-sac. Part of the up-and-coming Pea Ridge community. Wood look title floors. Separate laundry room. Primary suite has huge walk-in closet, walk-in shower and jetted tub. When you view notice the ceilings.

16. 2016-02-19
    soldstatus $110,000 83-char remark

    Show marketing remark (83 chars)

    Bank owned property, SOLD AS IS. Great for investors, won't go FHA or conventional.

17. 2016-01-08
    listed $103,200 83-char remark

    Show marketing remark (83 chars)

    Bank owned property, SOLD AS IS. Great for investors, won't go FHA or conventional.

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,204
• − Mortgage interest: −$18,765
• − Property taxes: −$2,631
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$9,745
• Taxable loss: −$14,166
• Est. tax savings @ 24.0%: +$3,400
• After-tax cash flow: $-4,447/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

+224.6% since first listed

3 events — show timeline

• 2026-03-09 Listed $335,000 NWARMLS
• 2016-02-19 Sold (MLS) $110,000 NWARMLS
• 2016-01-08 Listed $103,200 NWARMLS

Property tax history

+6.2%/yr

Latest (2025): $2,631 · +10.7% YoY. Source: county tax records.