6112 Pleasant Pl · Rogers, AR 72758

$360,000

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 1 Days on market

Built 2000 10,018 sqft lot Est $369k · at est.

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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).

• Cash flow +12.2/30.0
• ARV discount +8.6/15.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3 bedroom, 2 bath residence located in the heart of Rogers. Nestled in a welcoming subdivision, this home offers a fantastic location close to shopping, dining, schools, and everyday conveniences. Inside, you’ll find a beautifully updated kitchen that flows seamlessly into the main living areas, all filled with an abundance of natural light that creates a bright and inviting atmosphere. The thoughtful layout provides comfortable living spaces perfect for both relaxing and entertaining. The primary suite offers a peaceful retreat, while two additional bedrooms provide flexibility for family, guests, or a home office. Enjoy the added benefit of solar panels

Key facts

• Natural light
• Updated kitchen
• Solar panels

Tags

• UPDATED KITCHEN
• NATURAL LIGHT
• SOLAR PANELS

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 $-72 ($-867/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (26.2% below list).
• Recommended offer: $266k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in Rogers — 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 90/100 on livability (#1 in AR, #98 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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 rising (+1.5%/yr); 441 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 32% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $128k; list at $360k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,722 (26.2% 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: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $368,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6112 Pleasant Pl	0.00mi	3/2.0	1,720 (+2%)	1mo	$360,000	$209	97
6219 W Southgate Ct	0.13mi	3/2.5	1,644 (-3%)	6mo	$340,000	$207	82
6108 W Pleasant Pl	0.01mi	3/2.0	1,752 (+4%)	15mo	$410,000	$234	81
6001 W Knoll View Way	0.09mi	4/2.0 (+1)	1,827 (+8%)	0mo	$350,000	$192	77
5205 S 65th Pl	0.27mi	3/2.5	1,768 (+4%)	13mo	$366,800	$207	67
5213 S 62nd St	0.08mi	3/2.5	1,902 (+12%)	10mo	$357,000	$188	65
5213 S 60th Pl	0.12mi	4/2.0 (+1)	1,913 (+13%)	6mo	$388,000	$203	62
1600 Mount Hebron Rd	0.60mi	3/2.0	1,686 (-0%)	14mo	$430,000	$255	60
6519 W Pleasant Way	0.35mi	3/2.5	1,907 (+13%)	4mo	$415,000	$218	57
6515 W Pleasant	0.34mi	3/2.5	1,940 (+15%)	6mo	$423,000	$218	53
6509 W Hearth Bay	0.55mi	3/2.0	1,798 (+6%)	15mo	$430,000	$239	51
6510 Pleasant	0.32mi	3/2.5	1,906 (+13%)	18mo	$420,000	$220	47

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

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-67,096
• Equity at exit: $53,677

10-year hold

• IRR: -15.0%
• Equity multiple: 0.20×
• Total profit: $-80,912
• Equity at exit: $31,126

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 72758

• Rents YoY: 1.5%
• Active inventory: 441
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-72

Break-even live

Break-even rent $2,749

Max offer price $347,235

Occupancy floor 98%

Sensitivity live

Price	-10% $132	-5% $30	+0% $-72	+5% $-174	+10% $-276
Rent	-10% $-282	-5% $-177	+0% $-72	+5% $33	+10% $138
Rate	-1.0pp $109	-0.5pp $19	base $-72	+0.5pp $-166	+1.0pp $-260

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	25d	1	0.29mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	16d	1	0.29mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	16d	1	0.33mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	16d	1	0.37mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	25d	1	0.50mi
5050 W Highland Knolls Rd Rogers, AR	1.0–2.0	1.0–2.0	974	$1,650	$1.69	15d	5	0.53mi
7 S Prairie Dunes Dr Rogers, AR	3.0	2.5	1773	$3,800	$2.14	15d	1	0.54mi
27 W La Quinta Ct Unit 1 Rogers, AR	2.0	3.0	1750	$2,700	$1.54	25d	1	0.57mi
4604 S 53rd St Rogers, AR	3.0	1.0–2.0	1023	$2,399	$2.35	15d	38	0.72mi
4611 S 47th St Rogers, AR	2.0	2.0	1894	$3,500	$1.85	25d	1	0.90mi
4607 S 47th St Rogers, AR	3.0	2.5	1854	$5,000	$2.70	25d	1	0.90mi
5100 W Park Pl Rogers, AR	3.0	1.0–2.0	945	$2,165	$2.29	15d	24	0.96mi
5505 W Northgate Rd Rogers, AR	3.0	1.0–2.0	1083	$4,510	$4.16	15d	186	1.25mi
2701 S 55th St Rogers, AR	3.0	1.0–2.0	945	$1,959	$2.07	15d	22	1.46mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-22
   listed $360,000 Active
3. 2001-07-03
   soldstatus $128,000

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $2,304 · $192/mo
• Expected delta: +$701/yr (+$58/mo · 43.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $31,887
• − Mortgage interest: −$20,166
• − Property taxes: −$1,603
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − Depreciation: −$10,473
• Taxable loss: −$7,257
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $874/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 — Rogers

• Score: 90/100
• State rank: #1
• US rank: #98

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, AR
• County: Benton County · 259,241 people
• City population: 90,024
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 48,233
• Household income: $99,147
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 876.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 25% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 14% · Canada, Guatemala, Vietnam
• Languages at home: 80% English-only · Spanish 17% Other Asian/Pacific 1% Other Indo-European 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: ▼ -176.74%
• Current HPI: 301.8902
• Rent YoY: ▲ 1.48%
• 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

+181.2% since first listed

3 events — show timeline

• 2026-04-23 Pending — NWARMLS
• 2026-04-22 Listed $360,000 NWARMLS
• 2001-07-03 Sold (Public Records) $128,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $1,603 · -5.1% YoY. Source: county tax records.