530 Discovery Ave · Centerton, AR 72713

$225,170

3 bd · 2.0 ba · 1,093 sqft · SingleFamily · 29 Days on market

Built 2026 Good condition $206/sqft · 5% below area Est $237k · 5% 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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Cash flow +7.9/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

The 1100 Bungalow floor plan is a 3 bed, 2 bath 1100 square foot home that 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 Northwest Arkansas.

Key facts

• Walking distance
• Lvp flooring
• Downtown life

Tags

• LVP FLOORING
• WALKING DISTANCE
• PREMIER SCHOOL DISTRICTS
• DOWNTOWN LIFE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (26.0% below list).
• Recommended offer: $167k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 flat; 887 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).
• This rent is only 17% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($222k) 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 $166,553 (26.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $237,460
• List price: $225,170
• Delta: -5.18%
• 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
641 Apollo Ave	0.10mi	3/2.0	1,100 (+1%)	1mo	$228,662	$208	93
501 Solar St	0.20mi	3/2.0	1,100 (+1%)	2mo	$222,170	$202	88
631 Apollo Ave	0.12mi	2/2.5 (-1)	1,100 (+1%)	2mo	$229,114	$208	85
570 Solar St	0.15mi	2/2.5 (-1)	1,100 (+1%)	2mo	$224,085	$204	84
621 Apollo Ave	0.21mi	2/2.5 (-1)	1,100 (+1%)	2mo	$228,085	$207	81
510 Discovery Ave	0.07mi	3/2.5	1,250 (+14%)	0mo	$240,142	$192	70
501 Discovery Ave	0.09mi	3/2.5	1,250 (+14%)	1mo	$239,726	$192	69
531 Discovery Ave	0.14mi	3/2.5	1,250 (+14%)	1mo	$239,726	$192	67
500 Solar St	0.20mi	3/2.5	1,250 (+14%)	0mo	$243,142	$195	64
511 Solar St	0.19mi	3/2.5	1,250 (+14%)	2mo	$246,142	$197	64
581 Discovery Ave	0.14mi	2/2.5 (-1)	1,250 (+14%)	0mo	$242,549	$194	62
601 Apollo Ave	0.22mi	2/2.5 (-1)	1,250 (+14%)	1mo	$238,328	$191	58

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

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $103,089
• Equity at exit: $202,851

10-year hold

• IRR: 18.0%
• Equity multiple: 5.88×
• Total profit: $307,907
• Equity at exit: $437,456

Cash invested: $63,048 (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: 97 active · 30 under contract
• Months of supply: 20.8 mo (5%/mo absorbed)
• Median asking: $241,328 ($200/sqft)
• Median days on market: 59 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.7% vs current asking $/sqft

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

ZIP-level market 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 887
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$1,181
• Tax est. 1.5%: −$281 /mo · $3,378/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-240

Break-even live

Break-even rent $1,970

Max offer price $190,394

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-163	+0% $-240	+5% $-318	+10% $-396
Rent	-10% $-372	-5% $-306	+0% $-240	+5% $-175	+10% $-109
Rate	-1.0pp $-127	-0.5pp $-183	base $-240	+0.5pp $-299	+1.0pp $-358

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: $56,292
• Closing costs: $6,755
• 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

Property features AI

Finance

• Other: Address: 530 Discovery Ave, Centerton, AR 72713Listing status: Active
• Financial info: List price $225,170

Exterior

• Home design: Bungalow-style single-family homeSpec home (new construction)
• Exterior features: Living area approximately 1,093

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built 1100-3 Bungalow plan

Listing history 14 events

1. 2026-06-18
   days on market $225,170 Active 29 DOM
2. 2026-06-17
   days on market $225,170 Active 28 DOM
3. 2026-06-15
   days on market $225,170 Active 26 DOM
4. 2026-06-14
   days on market $225,170 Active 24 DOM
5. 2026-06-10
   pricedays on market $225,170 Active 21 DOM
6. 2026-06-09
   days on market $224,170 Active 20 DOM
7. 2026-06-08
   days on market $224,170 Active 19 DOM
8. 2026-06-07
   days on market $224,170 Active 18 DOM
9. 2026-06-05
   days on market $224,170 Active 15 DOM
10. 2026-06-03
    days on market $224,170 Active 14 DOM
11. 2026-06-02
    days on market $224,170 Active 13 DOM
12. 2026-06-01
    days on market $224,170 Active 12 DOM
13. 2026-05-31
    days on market $224,170 Active 11 DOM
14. 2026-05-31
    days on market $224,170 Active 10 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: $19,986
• − Mortgage interest: −$12,613
• − Property taxes: −$3,378
• − Insurance: −$1,126
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$6,550
• Taxable loss: −$6,878
• Est. tax savings @ 24.0%: +$1,651
• After-tax cash flow: $-1,233/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 · 7 photos

Good 80/100 None rehab

This 3-bedroom, 2-bathroom home is in excellent condition with a modern kitchen and well-maintained exterior. It offers a great opportunity for investors or first-time buyers looking for a move-in-ready property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can attract tech-savvy buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers and 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): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• Metro: Fayetteville-Springdale-Rogers, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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

Property features AI

Finance

• Other: Address: 530 Discovery Ave, Centerton, AR 72713Listing status: Active
• Financial info: List price $225,170

Exterior

• Home design: Bungalow-style single-family homeSpec home (new construction)
• Exterior features: Living area approximately 1,093

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built 1100-3 Bungalow plan