1550 Scotland Dr · Centerton, AR 72719

$253,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 21 Days on market

Built 2018 6,534 sqft lot Est $269k · 6% under $10/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).

• ARV discount +10.1/15.0
• Cash flow +8.7/30.0
• Schools +5.2/10.0
• Appreciation +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Up to $5,000 towards Closing Costs with Preferred Lender. BRAND NEW, Just Finished! $0 Down eligible with RD loan. This "Fulton" Floorplan is a 3 Bed, 2 Bath. Inside this new single story home, you will find energy efficient Frigidaire appliances, Eat-In Kitchen, Maple Cabinets, and 2 Car Garage. Includes 2-10 Home Warranty, covering systems for 2 years, structural for 10 years, plus 1 Year Builder's Warranty.

Key facts

• Generous yard
• Split layout
• Full laundry room

Tags

• SPLIT LAYOUT
• TONS OF COUNTER SPACE
• GENEROUS YARD
• FULL LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Annual association fee of $120 (association management included); Community features: curbs, near schools, shopping

Exterior

• Parking: Attached garage; 2 covered spaces
• Security: Fire alarm; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available
• Home design: Single-story home; Resale (less than 25 years old); Slab foundation
• Construction: Brick and vinyl siding; Architectural shingle roof
• Exterior features: Concrete driveway; Porch; Partial privacy wood fencing; Landscaped, cleared city lot in a subdivision; Paved, public/shared road frontage; Faces south

Interior

• Kitchen: Countertop appliances; Dishwasher; Electric range; Microwave; Range hood; Disposal; Plumbed for ice maker
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating (ENERGY STAR qualified equipment); Central air conditioning (ENERGY STAR qualified equipment)
• Interior features: Ceiling fan(s); Eat-in kitchen; Pantry; Split bedroom layout; Walk-in closet(s); Double-pane vinyl windows (ENERGY STAR qualified)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (31.8% below list).
• Recommended offer: $173k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 458 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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 21 days — a 2% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $144k; list at $253k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,555 (31.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $268,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Scotland Dr	0.04mi	3/2.0	1,298 (0%)	0mo	$264,500	$204	98
1540 Scotland Dr	0.01mi	3/2.0	1,366 (+5%)	1mo	$265,000	$194	90
1721 Greenbank Dr	0.40mi	3/2.0	1,300 (+0%)	3mo	$277,000	$213	78
677 Olivia Ln	0.32mi	3/2.0	1,354 (+4%)	2mo	$277,000	$205	76
1221 Rosemary St	0.29mi	3/2.0	1,358 (+5%)	6mo	$307,500	$226	73
916 Zachary St	0.61mi	3/2.0	1,246 (-4%)	0mo	$240,000	$193	65
1005 Zachary St	0.65mi	3/2.0	1,302 (+0%)	5mo	$273,000	$210	65
688 Olivia Ln	0.27mi	3/2.0	1,484 (+14%)	1mo	$310,000	$209	62
1110 Tulip St	0.38mi	3/2.0	1,460 (+12%)	3mo	$310,000	$212	59
1071 Bliss St	0.63mi	3/2.0	1,230 (-5%)	6mo	$255,000	$207	57
911 Belhaven Rd	0.32mi	3/2.0	1,480 (+14%)	6mo	$286,000	$193	57
551 Firewood Dr	0.60mi	3/2.0	1,444 (+11%)	3mo	$280,000	$194	50

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

Projected returns pro-forma

-0.87% appreciation · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.50×
• Total profit: $-35,150
• Equity at exit: $62,653

10-year hold

• IRR: -6.7%
• Equity multiple: 0.41×
• Total profit: $-41,840
• Equity at exit: $67,147

Cash invested: $70,840 (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 72719

• Home prices YoY: -0.3%
• Rents YoY: 0.6%
• Active inventory: 458
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$105
• HOA: −$10
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-212

Break-even live

Break-even rent $1,994

Max offer price $215,548

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	14d	1	0.30mi
1121 Monarch Rd Centerton, AR	3.0	2.0	1565	$1,800	$1.15	23d	1	0.45mi
720 Appleridge Dr Centerton, AR	2.0	2.0	1200	$1,300	$1.08	14d	1	0.65mi
901 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	23d	1	0.66mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	0.69mi
662 Appleridge Dr Centerton, AR	2.0	2.0	1182	$1,300	$1.10	23d	1	0.70mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	0.71mi
650 Appleridge Dr Centerton, AR	2.0	2.0	1156	$1,300	$1.12	23d	1	0.71mi
813 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	23d	1	0.72mi
712 Sun Meadows Loop Centerton, AR	3.0	2.5	1601	$1,995	$1.25	23d	1	0.75mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	23d	1	0.75mi
700 Sun Meadows Loop Centerton, AR	3.0	2.5	1601	$2,000	$1.25	14d	1	0.76mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	21d	1	0.78mi
672 Sun Meadows Loop Centerton, AR	3.0	2.5	1617	$1,900	$1.18	14d	1	0.78mi
717 Sun Meadows Loop Unit 717 Centerton, AR	3.0	2.5	1600	$1,750	$1.09	23d	1	0.78mi
661 Sun Meadows Loop Centerton, AR	3.0	2.5	1601	$1,850	$1.16	23d	1	0.79mi
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	23d	1	0.83mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	980	$1,500	$1.53	14d	16	1.02mi
741 Harvest St Centerton, AR	3.0	2.0	1811	$1,750	$0.97	23d	1	1.03mi
231 Graystone Cir Centerton, AR	3.0	2.0	1128	$1,225	$1.09	21d	1	1.12mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	23d	1	1.16mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	23d	1	1.17mi
616 Sadie Ln Centerton, AR	2.0	2.0	1000	$1,000	$1.00	23d	1	1.28mi
2031 Bluebonnet Ln Centerton, AR	4.0	2.0	1586	$1,850	$1.17	14d	1	1.38mi
182 E 2nd St Centerton, AR	3.0	2.0	1468	$1,650	$1.12	14d	1	1.49mi
2060 Periwinkle Pl Centerton, AR	3.0	2.0	1741	$1,990	$1.14	14d	1	1.50mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 19 events

1. 2026-06-18
   price $253,000 Active 21 DOM
2. 2026-06-18
   days on market $258,500 Active 21 DOM
3. 2026-06-17
   days on market $258,500 Active 20 DOM
4. 2026-06-16
   days on market $258,500 Active 19 DOM
5. 2026-06-15
   days on market $258,500 Active 18 DOM
6. 2026-06-14
   days on market $258,500 Active 16 DOM
7. 2026-06-10
   days on market $258,500 Active 13 DOM
8. 2026-06-09
   days on market $258,500 Active 12 DOM
9. 2026-06-08
   days on market $258,500 Active 11 DOM
10. 2026-06-07
    days on market $258,500 Active 10 DOM
11. 2026-06-05
    days on market $258,500 Active 7 DOM
12. 2026-06-03
    days on market $258,500 Active 6 DOM
13. 2026-06-02
    days on market $258,500 Active 5 DOM
14. 2026-06-01
    days on market $258,500 Active 4 DOM
15. 2026-05-31
    days on market $258,500 Active 3 DOM
16. 2026-05-31
    days on market $258,500 Active 2 DOM
17. 2026-05-28
    listed $258,500 Active
18. 2018-12-17
    soldstatus $144,487 424-char remark

    Show marketing remark (424 chars)

    Up to $5,000 towards Closing Costs with Preferred Lender. BRAND NEW, Just Finished! $0 Down eligible with RD loan. This "Fulton" Floorplan is a 3 Bed, 2 Bath. Inside this new single story home, you will find energy efficient Frigidaire appliances, Eat-In Kitchen, Maple Cabinets, and 2 Car Garage. Includes 2-10 Home Warranty, covering systems for 2 years, structural for 10 years, plus 1 Year Builder's Warranty.

19. 2018-06-21
    listed $144,487 424-char remark

    Show marketing remark (424 chars)

    Up to $5,000 towards Closing Costs with Preferred Lender. BRAND NEW, Just Finished! $0 Down eligible with RD loan. This "Fulton" Floorplan is a 3 Bed, 2 Bath. Inside this new single story home, you will find energy efficient Frigidaire appliances, Eat-In Kitchen, Maple Cabinets, and 2 Car Garage. Includes 2-10 Home Warranty, covering systems for 2 years, structural for 10 years, plus 1 Year Builder's Warranty.

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$23/yr (+$2/mo · 1.4%)

ⓘ 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 · 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: $20,707
• − Mortgage interest: −$14,172
• − Property taxes: −$1,596
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$120
• − Depreciation: −$7,360
• Taxable loss: −$7,120
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-835/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
• County: Benton County · 259,241 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 19,701
• Household income: $113,542
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 374.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 58% Two or more races 25% Hispanic / Latino 14% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 8% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 1% Other Asian/Pacific 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: ▼ -0.87%
• Current HPI: 320.376
• Rent YoY: ▲ 0.64%
• 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

+78.9% since first listed

3 events — show timeline

• 2026-05-28 Listed $258,500 NWARMLS
• 2018-12-17 Sold (MLS) $144,487 NWARMLS
• 2018-06-21 Listed $144,487 NWARMLS

Property tax history

+2.1%/yr

Latest (2025): $1,596 · +1.7% YoY. Source: county tax records.