521 Discovery Ave · Centerton, AR 72713

$242,549

2 bd · 2.5 ba · 1,250 sqft · SingleFamily · 55 Days on market

Built 2026 3,484 sqft lot Est $255k · at est. $75/mo HOA · 5% of rent

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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 +9.7/15.0
• Cash flow +5.7/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.1/10.0

Listing remarks MLS

This 2 bedroom, 2 1/2 bath 1250 square foot Bungalow Collection floor plan 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 Southwest Missouri and Northwest Arkansas.

Key facts

• Lvp flooring
• 3,484 sq ft lot
• Built 2026

Tags

• BUNGALOW COLLECTION FLOOR PLAN
• LVP FLOORING
• PREMIER SCHOOL DISTRICTS

Property features AI

Finance

• HOA & community: Monthly association fee of $75; Association management and grounds maintenance included; Community features include nearby schools and a park

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: 2-story home; New construction; To be built; Slab foundation
• Construction: Concrete and wood siding construction; Architectural shingle roof; Has home warranty; Built as new construction
• Exterior features: Concrete driveway; Near park; Located in a subdivision; Paved road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator; Granite counters
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Blinds; Granite counters; Walk-in closet(s); Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (34.4% below list).
• Recommended offer: $159k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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; 690 active listings in the ZIP; 40 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).
• This rent is only 16% 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,105 (34.4% 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 55 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.73%
• DSCR: 0.61
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $255,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
581 Solar St	0.14mi	3/2.5 (+1)	1,250 (0%)	1mo	$246,142	$197	88
850 States Ave	0.14mi	3/2.5 (+1)	1,250 (0%)	2mo	$254,250	$203	87
511 Solar St	0.19mi	3/2.5 (+1)	1,250 (0%)	0mo	$246,142	$197	86
651 Apollo Ave	0.06mi	2/2.5	1,100 (-12%)	1mo	$224,085	$204	76
651 St Charles Pl	0.04mi	2/2.5	1,100 (-12%)	2mo	$229,700	$209	76
570 Solar St	0.15mi	2/2.5	1,100 (-12%)	0mo	$224,085	$204	73
661 Apollo Ave	0.04mi	3/2.0 (+1)	1,100 (-12%)	1mo	$222,170	$202	70
580 Solar St	0.14mi	3/2.0 (+1)	1,100 (-12%)	1mo	$225,426	$205	66
861 Lakeview Dr	0.26mi	3/2.0 (+1)	1,358 (+9%)	1mo	$315,000	$232	66
501 Solar St	0.20mi	3/2.0 (+1)	1,100 (-12%)	0mo	$222,170	$202	63
910 States Ave	0.16mi	3/2.0 (+1)	1,100 (-12%)	3mo	$257,000	$234	63
1090 Indiana Ave	0.25mi	3/2.0 (+1)	1,100 (-12%)	2mo	$233,000	$212	60

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: 17.5%
• Equity multiple: 2.42×
• Total profit: $96,616
• Equity at exit: $218,507

10-year hold

• IRR: 16.0%
• Equity multiple: 5.45×
• Total profit: $302,001
• Equity at exit: $471,219

Cash invested: $67,914 (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: 690
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$1,272
• Tax est. 1.5%: −$303 /mo · $3,638/yr
• Insurance: −$101
• HOA: −$75
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-494

Break-even live

Break-even rent $2,217

Max offer price $171,027

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-410	+0% $-494	+5% $-578	+10% $-662
Rent	-10% $-620	-5% $-557	+0% $-494	+5% $-431	+10% $-369
Rate	-1.0pp $-372	-0.5pp $-433	base $-494	+0.5pp $-557	+1.0pp $-621

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: $60,637
• Closing costs: $7,276
• 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	24d	1	0.06mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	22d	1	0.07mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	24d	1	0.08mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	24d	1	0.08mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	24d	1	0.09mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	24d	1	0.09mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	24d	1	0.10mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	24d	1	0.11mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.11mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	22d	1	0.12mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.13mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.14mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.15mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	24d	1	0.17mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.17mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	24d	1	0.19mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.19mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	24d	1	0.20mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.22mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.22mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.22mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	24d	1	0.23mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	15d	1	0.23mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	24d	1	0.24mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.24mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.24mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	0.25mi
381 Holly St Centerton, AR	3.0	2.0	1801	$1,845	$1.02	24d	1	0.26mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.26mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	0.27mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	24d	1	0.43mi
441 Peach Ave Centerton, AR	3.0	2.0	1524	$1,900	$1.25	15d	1	0.45mi
410 Coconut Ln Centerton, AR	3.0	2.0	1393	$1,850	$1.33	24d	1	0.48mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	15d	25	0.56mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	24d	1	0.64mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	14d	1	0.67mi
848 Oakwood Ct Unit 848 Centerton, AR	3.0	2.0	1544	$1,550	$1.00	24d	1	0.68mi
130 cedar St Centerton, AR	1.0–2.0	1.0–1.5	897	$1,395	$1.55	14d	12	0.71mi
1015 Oakwood Ln Centerton, AR	3.0	2.5	1600	$1,450	$0.91	24d	1	0.74mi
240 Sage St Centerton, AR	3.0	2.0	1250	$1,400	$1.12	24d	1	0.75mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 20 events

1. 2026-06-18
   days on market $242,549 Active 55 DOM
2. 2026-06-17
   days on market $242,549 Active 54 DOM
3. 2026-06-16
   days on market $242,549 Active 53 DOM
4. 2026-06-15
   days on market $242,549 Active 52 DOM
5. 2026-06-14
   days on market $242,549 Active 50 DOM
6. 2026-06-10
   days on market $242,549 Active 47 DOM
7. 2026-06-09
   days on market $242,549 Active 46 DOM
8. 2026-06-09
   price $242,549 Active 45 DOM
9. 2026-06-08
   days on market $241,549 Active 45 DOM
10. 2026-06-07
    days on market $241,549 Active 44 DOM
11. 2026-06-05
    days on market $241,549 Active 41 DOM
12. 2026-06-03
    days on market $241,549 Active 40 DOM
13. 2026-06-02
    days on market $241,549 Active 39 DOM
14. 2026-06-01
    days on market $241,549 Active 38 DOM
15. 2026-05-31
    days on market $241,549 Active 37 DOM
16. 2026-05-31
    days on market $241,549 Active 36 DOM
17. 2026-05-21
    price $241,549 447-char remark

    Show marketing remark (447 chars)

    This 2 bedroom, 2 1/2 bath 1250 square foot Bungalow Collection floor plan 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 Southwest Missouri and Northwest Arkansas.

18. 2026-05-21
    price $241,549

    Show marketing remark (447 chars)

    This 2 bedroom, 2 1/2 bath 1250 square foot Bungalow Collection floor plan 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 Southwest Missouri and Northwest Arkansas.

19. 2026-05-20
    listed $239,549 Active 447-char remark

    Show marketing remark (447 chars)

    This 2 bedroom, 2 1/2 bath 1250 square foot Bungalow Collection floor plan 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 Southwest Missouri and Northwest Arkansas.

20. 2026-04-24
    listed $239,549 Active

ⓘ 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 5/10 Major
• 🌡 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: $19,093
• − Mortgage interest: −$13,587
• − Property taxes: −$3,638
• − Insurance: −$1,213
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$900
• − Depreciation: −$7,056
• Taxable loss: −$10,356
• Est. tax savings @ 24.0%: +$2,485
• After-tax cash flow: $-3,446/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

+0.8% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $241,549 Zillow
• 2026-05-21 Price Changed $241,549 NWARMLS
• 2026-05-20 Listed $239,549 Zillow
• 2026-04-24 Listed $239,549 NWARMLS