1141 Riverside Dr · Centerton, AR 72713

$309,999

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 15 Days on market

Built 2022 8,276 sqft lot Est $313k · at est. $8/mo HOA

---

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 +8.0/15.0
• Cash flow +6.8/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.9/10.0

Listing remarks

Welcome home to this move-in ready 3-bedroom, 2-bathroom gem offering the perfect blend of modern style, comfort, and Northwest Arkansas charm! This newer-build home shows like a model — meticulously clean and loaded with thoughtful upgrades throughout, including stainless steel appliances, designer finishes, and an open-concept layout that makes everyday living and entertaining a breeze. Step outside to one of the home's most unbeatable features — a serene backyard that backs directly up to an open field, delivering stunning unobstructed views, abundant natural light, and the kind of privacy that's nearly impossible to find in today's market. Turn-key, low-maintenance, and tuck

Key facts

• Upgraded finishes
• Newer construction
• Unobstructed views

Tags

• SERENE BACKYARD
• UNOBSTRUCTED VIEWS
• ABUNDANT NATURAL LIGHT
• UPGRADED FINISHES
• NEWER CONSTRUCTION

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($100); fee includes grounds and structure maintenance; Community near schools, park, shopping and sidewalks

Exterior

• Parking: Attached garage; Garage with automatic door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: One-story home; Brick and vinyl siding exterior; Slab foundation; Architectural shingle roof
• Exterior features: Concrete driveway; Covered patio; Privacy wood fencing; Landscaped; Level lot; Near park; Subdivision; Central business district setting; City lot; Cleared

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Plumbed for ice maker; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (41.0% below list).
• Recommended offer: $183k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 710 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,898 (41.0% 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. 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: 0.59% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $313,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Grove Ln	0.32mi	3/2.0	1,528 (0%)	7mo	$310,000	$203	79
3407 SW Endearment St	0.23mi	4/2.0 (+1)	1,470 (-4%)	4mo	$279,900	$190	75
310 Grove Ln	0.12mi	3/2.0	1,415 (-7%)	12mo	$305,000	$216	72
211 Grove Ln	0.18mi	3/2.0	1,424 (-7%)	10mo	$306,200	$215	72
6821 SW Devotion Ave	0.24mi	3/2.5	1,599 (+5%)	10mo	$261,500	$164	71
6914 SW Dignity Ave	0.23mi	3/3.0	1,430 (-6%)	5mo	$255,000	$178	71
6615 SW Devotion Ave	0.26mi	3/2.0	1,422 (-7%)	7mo	$292,000	$205	70
6613 SW Devotion Ave	0.26mi	3/2.0	1,422 (-7%)	8mo	$270,000	$190	70
6817 SW Devotion St	0.23mi	4/2.0 (+1)	1,630 (+7%)	6mo	$314,900	$193	68
6604 SW Devotion Ave	0.25mi	4/2.0 (+1)	1,630 (+7%)	5mo	$339,900	$209	68
6611 SW Devotion St	0.26mi	3/2.0	1,355 (-11%)	8mo	$277,300	$205	62
6609 SW Devotion St	0.29mi	3/2.0	1,355 (-11%)	7mo	$289,300	$214	62

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $133,728
• Equity at exit: $279,272

10-year hold

• IRR: 17.2%
• Equity multiple: 5.71×
• Total profit: $408,909
• Equity at exit: $602,260

Cash invested: $86,800 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$129
• HOA: −$8
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-476

Break-even live

Break-even rent $2,432

Max offer price $225,913

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-388	+0% $-476	+5% $-564	+10% $-651
Rent	-10% $-620	-5% $-548	+0% $-476	+5% $-404	+10% $-332
Rate	-1.0pp $-320	-0.5pp $-397	base $-476	+0.5pp $-556	+1.0pp $-638

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	25d	1	0.12mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	16d	1	0.12mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	0.15mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	0.18mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	0.21mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	25d	1	0.21mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	25d	1	0.23mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	0.78mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	25d	1	0.84mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	25d	1	0.92mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	0.99mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.10mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.10mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.11mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.12mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	25d	1	1.12mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.13mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.15mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	1.15mi
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	25d	1	1.16mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	1.16mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.17mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	25d	1	1.18mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	25d	1	1.18mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.18mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.19mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	25d	1	1.19mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	16d	1	1.20mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.20mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.21mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	25d	1	1.23mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.23mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.23mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.24mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.24mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	16d	25	1.24mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.25mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.25mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	1.26mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.26mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 8 events

1. 2026-06-07
   statusdays on market $309,999 Pending 15 DOM
2. 2026-06-05
   days on market $309,999 Active 13 DOM
3. 2026-06-03
   days on market $309,999 Active 12 DOM
4. 2026-06-02
   days on market $309,999 Active 11 DOM
5. 2026-06-01
   days on market $309,999 Active 10 DOM
6. 2026-05-31
   days on market $309,999 Active 9 DOM
7. 2026-05-31
   days on market $309,999 Active 8 DOM
8. 2026-05-22
   listed $309,999 Active

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $1,984 · $165/mo
• Expected delta: +$87/yr (+$7/mo · 4.6%)

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

Taxation est. · year 1

• Rental income: $21,948
• − Mortgage interest: −$17,365
• − Property taxes: −$1,897
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$96
• − Depreciation: −$9,018
• Taxable loss: −$11,489
• Est. tax savings @ 24.0%: +$2,757
• After-tax cash flow: $-2,954/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): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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 0.66)
• 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%

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

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

1 event — show timeline

• 2026-05-22 Listed $309,999 NWARMLS

Property tax history

-0.8%/yr

Latest (2025): $1,897 · +2.4% YoY. Source: county tax records.