265 Washburn Dr · Pea Ridge, AR 72751

$274,900

3 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 18 Days on market

Built 2005 0.28 ac lot Est $262k · 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 +9.2/30.0
• Appreciation +8.7/10.0
• ARV discount +5.3/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Great opportunity to own for less than rent! New Waterproof Life-proof Laminate flooring in Living room, hallway and bedrooms, Fresh paint, large pantry, gas fireplace, and huge backyard! This home is right in the middle of Pea Ridge yet feels just on the edge of town. Walking into the home the living room greets you with a vaulted ceiling to make the space feel even bigger. Pantry/Eat in Kitchen/Kitchen all on the right for a semi open floor plan yet defined spaces. There is a coat closets coming into the front door and three bedroom on the left of the living room provides a great floor plan. Come make this one yours today! Sellers making a decision Wednesday 1/12/22 @ 6pm. Submit POF/ Prequalification with offers.

Key facts

• New stove
• New water heater
• New refrigerator

Tags

• GENEROUS BACKYARD
• NEW ROOF
• NEW AC AND HEAT UNIT
• NEW WATER HEATER
• NEW STOVE
• NEW REFRIGERATOR

Property features AI

Finance

• HOA & community: Monthly association fee; Community features: near fire station, near schools, park access, sidewalks

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Cable available; Electricity available; Natural gas available; Public sewer; Public water; Recycling collection
• Home design: Single-story; Resale (built within last 25 years); Architectural shingle roof
• Construction: Brick and vinyl siding; Slab foundation
• Exterior features: Concrete driveway; Deck; Patio; Privacy wood fencing; Landscaped yard; Near park; Subdivision setting; Public road frontage; Central business district nearby; City lot

Interior

• Kitchen: Dishwasher; Electric oven; Garbage disposal; Refrigerator
• Flooring: Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (33.4% below list).
• Recommended offer: $183k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% 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.
• Zoned schools: Pea Ridge Primary School (575 students, 36% FRL); Pea Ridge Middle School (math 47% / reading 42%, grade D, #61 of 201 statewide, top 32%, 395 students, 34% FRL); Pea Ridge High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 566 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 433 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $22k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $227k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $183,175 (33.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.67% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $262,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 Benton Dr	0.06mi	3/2.0	1,270 (-2%)	1mo	$263,000	$207	94
522 Lee Town Dr	0.15mi	2/1.5 (-1)	1,284 (-1%)	2mo	$246,900	$192	84
940 Eagle Crest Dr	0.42mi	3/2.0	1,338 (+4%)	1mo	$257,000	$192	74
412 Greer St	0.21mi	3/2.0	1,470 (+14%)	3mo	$299,000	$203	65
309 Ruggles St	0.28mi	3/2.0	1,470 (+14%)	3mo	$309,000	$210	62
134 Mcculloch St	0.73mi	3/1.0	1,294 (+0%)	1mo	$237,500	$184	61
106 Henry Little Cir	0.48mi	3/1.5	1,410 (+9%)	1mo	$275,000	$195	60
339 Davis St	0.29mi	4/1.5 (+1)	1,431 (+11%)	2mo	$220,000	$154	60
105 Ratliff Ave	0.38mi	3/2.0	1,470 (+14%)	1mo	$303,000	$206	58
208 Greer St	0.38mi	3/2.0	1,470 (+14%)	3mo	$300,875	$205	57
300 Ratliff Ave	0.38mi	3/2.0	1,470 (+14%)	5mo	$299,000	$203	55
311 S Curtis Ave	0.53mi	3/1.0	1,104 (-15%)	0mo	$224,900	$204	47

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: 16.3%
• Equity multiple: 2.18×
• Total profit: $90,762
• Equity at exit: $199,142

10-year hold

• IRR: 15.8%
• Equity multiple: 4.55×
• Total profit: $272,895
• Equity at exit: $386,380

Cash invested: $76,972 (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: 433
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-208

Break-even live

Break-even rent $2,095

Max offer price $238,194

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-130	+0% $-208	+5% $-286	+10% $-363
Rent	-10% $-352	-5% $-280	+0% $-208	+5% $-135	+10% $-63
Rate	-1.0pp $-69	-0.5pp $-138	base $-208	+0.5pp $-279	+1.0pp $-351

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	45d	1	0.21mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	0.68mi
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	16d	18	0.70mi
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	16d	1	1.13mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	46d	1	1.16mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.17mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.17mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	16d	1	1.18mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.18mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	25d	1	1.18mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	1.18mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.20mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.20mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	23d	1	1.31mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	1.32mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	1.33mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	23d	1	1.33mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	15d	1	1.37mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.39mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	23d	1	1.40mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	1.40mi
645 Sugar Creek Rd Pea Ridge, AR	3.0	2.5	1800	$1,600	$0.89	16d	1	1.41mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	25d	1	1.44mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.45mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	45d	1	1.45mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	23d	1	1.46mi

Listing history 12 events

1. 2026-06-22
   days on market $274,900 Active 18 DOM
2. 2026-06-18
   days on market $274,900 Active 15 DOM
3. 2026-06-17
   days on market $274,900 Active 14 DOM
4. 2026-06-16
   days on market $274,900 Active 13 DOM
5. 2026-06-15
   days on market $274,900 Active 12 DOM
6. 2026-06-14
   days on market $274,900 Active 10 DOM
7. 2026-06-13
   days on market $274,900 Active 9 DOM
8. 2026-06-10
   days on market $274,900 Active 7 DOM
9. 2026-06-09
   days on market $274,900 Active 6 DOM
10. 2026-06-08
    days on market $274,900 Active 5 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $274,900 Active 4 DOM

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,759 · $147/mo
• Expected delta: +$575/yr (+$48/mo · 48.5%)

ⓘ 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 2% 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: $21,981
• − Mortgage interest: −$15,399
• − Property taxes: −$1,185
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$7,997
• Taxable loss: −$7,491
• Est. tax savings @ 24.0%: +$1,798
• After-tax cash flow: $-696/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

+30.9% since first listed

4 events — show timeline

• 2026-06-03 Listed $274,900 NWARMLS
• 2022-01-31 Sold (MLS) $227,000 NWARMLS
• 2022-01-13 Pending — NWARMLS
• 2022-01-10 Listed $210,000 NWARMLS

Property tax history

+5.2%/yr

Latest (2025): $1,185 · -5.9% YoY. Source: county tax records.