1513 Zachary St · Pea Ridge, AR 72751

$285,000

3 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 34 Days on market

Built 2004 10,454 sqft lot $194/sqft · at area comps Est $298k · at est. $21/mo HOA · 1% 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).

• ARV discount +9.5/15.0
• Appreciation +8.7/10.0
• Cash flow +7.2/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Cute home in very desirable S/D within walking distance to Pea Ridge Schools. Clean and move in ready. Enjoy the community pool this summer! Along with privacy fenced backyard and deck, gas fireplace, crown molding. New Roof in 2022, New Water Heater in 2021.

Key facts

• New water heater
• Updated flooring
• New roof

Tags

• PRIVACY FENCED BACKYARD
• UPDATED FLOORING
• MODERN LIGHT FIXTURES
• NEW ROOF
• NEW WATER HEATER
• DECK FOR ENTERTAINING

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association with annual fee ($250) — fee covers grounds and structure maintenance; Community features: curbs, sidewalks, pool, shopping nearby, near schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Recycling collection
• Home design: Single-story; Slab foundation
• Construction: Brick, rock, and vinyl siding exterior; Asphalt shingle roof
• Exterior features: Concrete driveway; Deck; Back yard fencing (partial privacy wood)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Microwave hood fan; Refrigerator; Plumbed for ice maker
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Pantry; Programmable thermostat; Storage; Walk-in closets; Window treatments (blinds and drapes)
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (36.6% below list).
• Recommended offer: $181k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.4% in Pea Ridge — 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 67/100 on livability (#98 in AR) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Pea Ridge School District (suburban): math 43% / reading 42% proficiency, ranked #43 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 423 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (7.5% 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,700 (36.6% 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 34 days. Have you received any prior offers? Is the seller open to a 37% 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. 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: 0.63% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 13.1

CMA / ARV

• ARV (median comp): $298,009
• List price: $285,000
• Delta: -4.37%
• 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
1412 Hutchinson St	0.07mi	3/2.0	1,580 (+8%)	5mo	$289,500	$183	80
1562 Hutchinson St	0.05mi	3/2.0	1,288 (-12%)	5mo	$234,000	$182	74
1893 Hayden Rd	0.37mi	3/2.0	1,304 (-11%)	2mo	$254,900	$195	63
296 Van Dorn St	0.60mi	3/2.0	1,432 (-2%)	7mo	$242,500	$169	62
446 W Pickens Rd	0.47mi	3/1.5	1,300 (-11%)	4mo	$216,000	$166	54
400 W Pickens Rd	0.51mi	3/2.0	1,308 (-11%)	6mo	$285,000	$218	53
2018 Hayden Rd	0.46mi	3/1.5	1,260 (-14%)	2mo	$225,000	$179	51
500 Jackson Ln	0.66mi	4/2.0 (+1)	1,563 (+6%)	4mo	$335,000	$214	51
1051 Asboth St	0.64mi	2/1.5 (-1)	1,392 (-5%)	5mo	$215,000	$154	50
1933 & 1911 Hazelton Rd	0.64mi	3/1.5	1,638 (+12%)	3mo	$511,000	$312	46
645 Lynn Dr	0.73mi	3/2.0	1,650 (+12%)	0mo	$302,500	$183	45
134 Mcculloch St	0.73mi	3/1.0	1,294 (-12%)	1mo	$237,500	$184	42

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

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 2.04×
• Total profit: $82,603
• Equity at exit: $206,459

10-year hold

• IRR: 14.2%
• Equity multiple: 4.24×
• Total profit: $258,295
• Equity at exit: $400,576

Cash invested: $79,800 (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 72751

• Home prices YoY: 2.2%
• Active inventory: 423
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$119
• HOA: −$21
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-397

Break-even live

Break-even rent $2,309

Max offer price $214,885

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-316	+0% $-397	+5% $-478	+10% $-558
Rent	-10% $-540	-5% $-468	+0% $-397	+5% $-326	+10% $-254
Rate	-1.0pp $-253	-0.5pp $-324	base $-397	+0.5pp $-471	+1.0pp $-546

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	44d	1	0.08mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	24d	1	0.25mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	22d	1	0.27mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	24d	1	0.27mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	22d	1	0.27mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	24d	1	0.28mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	44d	1	0.28mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	15d	1	0.29mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	15d	1	0.30mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	44d	1	0.40mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	44d	1	0.40mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	45d	1	0.41mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	0.42mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	0.44mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	0.45mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	14d	1	0.47mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	24d	1	0.51mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	44d	1	0.51mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	44d	1	0.51mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	44d	1	0.52mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	44d	1	0.53mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	44d	1	0.54mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	22d	1	0.57mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	44d	1	0.75mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	22d	1	0.91mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	45d	1	0.95mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	44d	1	0.98mi
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	15d	18	1.05mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	44d	1	1.07mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	24d	1	1.07mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	22d	1	1.08mi
2415 England Ln Pea Ridge, AR	3.0	2.0	1678	$2,600	$1.55	15d	1	1.22mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	44d	1	1.37mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	15d	1	1.40mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	15d	1	1.44mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergaspool

Listing history 26 events

1. 2026-06-18
   days on market $285,000 Active 34 DOM
2. 2026-06-17
   days on market $285,000 Active 33 DOM
3. 2026-06-16
   days on market $285,000 Active 32 DOM
4. 2026-06-15
   days on market $285,000 Active 31 DOM
5. 2026-06-14
   days on market $285,000 Active 29 DOM
6. 2026-06-13
   days on market $285,000 Active 28 DOM
7. 2026-06-10
   days on market $285,000 Active 26 DOM
8. 2026-06-09
   days on market $285,000 Active 25 DOM
9. 2026-06-08
   days on market $285,000 Active 24 DOM
10. 2026-06-07
    days on market $285,000 Active 23 DOM
11. 2026-06-03
    days on market $285,000 Active 19 DOM
12. 2026-06-02
    days on market $285,000 Active 18 DOM
13. 2026-06-01
    days on market $285,000 Active 17 DOM
14. 2026-05-31
    days on market $285,000 Active 16 DOM
15. 2026-05-31
    days on market $285,000 Active 15 DOM
16. 2026-05-15
    listed $285,000 Active 489-char remark
17. 2024-07-01
    soldstatus $275,000
18. 2024-06-28
    soldstatus $275,000 Closed 259-char remark

    Show marketing remark (259 chars)

    Cute home in very desirable S/D within walking distance to Pea Ridge Schools. Clean and move in ready. Enjoy the community pool this summer! Along with privacy fenced backyard and deck, gas fireplace, crown molding. New Roof in 2022, New Water Heater in 2021.

19. 2024-05-29
    status Pending 259-char remark

    Show marketing remark (259 chars)

    Cute home in very desirable S/D within walking distance to Pea Ridge Schools. Clean and move in ready. Enjoy the community pool this summer! Along with privacy fenced backyard and deck, gas fireplace, crown molding. New Roof in 2022, New Water Heater in 2021.

20. 2024-05-23
    price $279,900 259-char remark

    Show marketing remark (259 chars)

    Cute home in very desirable S/D within walking distance to Pea Ridge Schools. Clean and move in ready. Enjoy the community pool this summer! Along with privacy fenced backyard and deck, gas fireplace, crown molding. New Roof in 2022, New Water Heater in 2021.

21. 2024-05-10
    listed $288,000 Active 259-char remark

    Show marketing remark (259 chars)

    Cute home in very desirable S/D within walking distance to Pea Ridge Schools. Clean and move in ready. Enjoy the community pool this summer! Along with privacy fenced backyard and deck, gas fireplace, crown molding. New Roof in 2022, New Water Heater in 2021.

22. 2017-10-26
    soldstatus $140,000
23. 2017-10-24
    soldstatus $140,000

    Show marketing remark (244 chars)

    Cute home in very desirable S/D within walking distance to all Pea Ridge Schools. New carpet & fresh interior paint in August 2017. Enjoy the community pool! Privacy fenced backyard, fireplace, crown molding. See attachment for more info.

24. 2017-08-28
    listed $145,000

    Show marketing remark (244 chars)

    Cute home in very desirable S/D within walking distance to all Pea Ridge Schools. New carpet & fresh interior paint in August 2017. Enjoy the community pool! Privacy fenced backyard, fireplace, crown molding. See attachment for more info.

25. 2011-06-07
    soldstatus $99,000
26. 2004-07-09
    soldstatus $210,000

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,684
• − Mortgage interest: −$15,964
• − Property taxes: −$2,281
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$252
• − Depreciation: −$8,291
• Taxable loss: −$9,999
• Est. tax savings @ 24.0%: +$2,400
• After-tax cash flow: $-2,363/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: Pea Ridge School District
• NCES district ID: 0503030
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $53,156
• Composite: 36.88/100
• National rank: #4546
• State rank: #43 of 238 in AR

Livability — Pea Ridge

• Score: 67/100
• State rank: #98
• US rank: #10429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pea Ridge, AR
• County: Benton County · 259,241 people
• City population: 9,997
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 9,997
• Household income: $95,299
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 83.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 17% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Scottish 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 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: ▲ 7.48%
• Current HPI: 352.7133
• Rent YoY: —
• 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

+35.7% since first listed

11 events — show timeline

• 2026-05-15 Listed $285,000 NWARMLS
• 2024-07-01 Sold (Public Records) $275,000 Public Records
• 2024-06-28 Sold (MLS) $275,000 NWARMLS
• 2024-05-29 Pending — NWARMLS
• 2024-05-23 Price Changed $279,900 NWARMLS
• 2024-05-10 Listed $288,000 NWARMLS
• 2017-10-26 Sold (Public Records) $140,000 Public Records
• 2017-10-24 Sold (MLS) $140,000 NWARMLS
• 2017-08-28 Listed $145,000 NWARMLS
• 2011-06-07 Sold (Public Records) $99,000 Public Records
• 2004-07-09 Sold (Public Records) $210,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,281 · +87.5% YoY. Source: county tax records.