2105 General Franz Sigel Dr · Pea Ridge, AR 72751

$275,000

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 5 Days on market

Built 2004 0.41 ac lot Est $278k · 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).

• Appreciation +8.7/10.0
• Cash flow +8.0/30.0
• ARV discount +8.0/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

sold before print

Key facts

• Wood-looking tiled
• Vaulted ceiling
• Split floor plan

Tags

• XL CORNER LOT
• NEWLY UPDATED PRIVACY FENCE
• OPEN LAYOUT
• VAULTED CEILING
• WOOD-LOOKING TILED
• SPLIT FLOOR PLAN

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 $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (31.9% below list).
• Recommended offer: $187k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $220k; 25% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,183 (31.9% 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: 0.68% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $277,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 General Franz Sigel Dr	0.00mi	3/2.0	1,425 (0%)	0mo	$275,000	$193	100
2709 Murphy St	0.37mi	3/2.0	1,422 (-0%)	2mo	$272,000	$191	81
2704 Chittick St	0.55mi	3/2.0	1,422 (-0%)	1mo	$279,900	$197	73
2813 Bauer St	0.50mi	3/2.0	1,494 (+5%)	0mo	$292,000	$195	68
2804 Major St	0.51mi	3/2.0	1,355 (-5%)	1mo	$278,250	$205	68
2712 Chittick St	0.56mi	3/2.0	1,355 (-5%)	1mo	$275,250	$203	65
2805 Bauer St	0.47mi	3/2.0	1,526 (+7%)	2mo	$289,900	$190	65
2800 Major St	0.50mi	3/2.0	1,216 (-15%)	1mo	$268,400	$221	52
2820 Murphy St	0.52mi	3/2.0	1,218 (-14%)	1mo	$265,000	$218	51
2824 Kane St	0.43mi	4/2.0 (+1)	1,630 (+14%)	2mo	$289,900	$178	50
2808 Sharp St	0.53mi	4/2.0 (+1)	1,630 (+14%)	1mo	$298,000	$183	46
2716 Chittick St	0.56mi	4/2.0 (+1)	1,630 (+14%)	2mo	$298,000	$183	43

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: 15.4%
• Equity multiple: 2.12×
• Total profit: $86,170
• Equity at exit: $199,215

10-year hold

• IRR: 15.2%
• Equity multiple: 4.42×
• Total profit: $263,191
• Equity at exit: $386,521

Cash invested: $77,000 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-282

Break-even live

Break-even rent $2,228

Max offer price $225,271

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	21d	1	0.29mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	43d	1	0.30mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	14d	1	0.39mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	14d	1	0.46mi
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	43d	1	0.52mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	44d	1	0.96mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.05mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	43d	1	1.06mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.07mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.07mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	23d	1	1.08mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.08mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	43d	1	1.16mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	21d	1	1.19mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	23d	1	1.20mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	43d	1	1.20mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	1.21mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	21d	1	1.25mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	1.27mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	23d	1	1.31mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	23d	1	1.32mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	13d	1	1.33mi
2415 England Ln Pea Ridge, AR	3.0	2.0	1678	$2,600	$1.55	14d	1	1.40mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	21d	1	1.43mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	1.47mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	1.47mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.50mi

Listing history 12 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $275,000 Active
3. 2022-03-28
   soldstatus $220,000 Closed 17-char remark

   Show marketing remark (17 chars)

   sold before print

4. 2022-03-04
   soldstatus $220,000
5. 2022-02-22
   historical 17-char remark

   Show marketing remark (17 chars)

   sold before print

6. 2022-02-22
   listed $220,000 17-char remark

   Show marketing remark (17 chars)

   sold before print

7. 2019-10-03
   soldstatus $140,000
8. 2019-10-01
   soldstatus $140,000 538-char remark

   Show marketing remark (538 chars)

   Cute home on a corner lot & cul-de-sac street & close to parks. Split floor plan. Kitchen has ample counter & cabinet space, stainless steel appliances & refrigerator conveys. Living room has great vaulted ceiling & wood-look tiled flooring. Spacious master has tray ceiling, dual vanity, shower/tub combo, & his/hers closets. Huge back yard with storage shed & porch covered with pergola and an above ground pool great for entertaining guests or grill out with the kids. Come see this great home!

9. 2019-07-18
   listed $150,000 538-char remark

   Show marketing remark (538 chars)

   Cute home on a corner lot & cul-de-sac street & close to parks. Split floor plan. Kitchen has ample counter & cabinet space, stainless steel appliances & refrigerator conveys. Living room has great vaulted ceiling & wood-look tiled flooring. Spacious master has tray ceiling, dual vanity, shower/tub combo, & his/hers closets. Huge back yard with storage shed & porch covered with pergola and an above ground pool great for entertaining guests or grill out with the kids. Come see this great home!

10. 2015-10-29
    soldstatus $110,000
11. 2015-10-23
    soldstatus $110,000
12. 2015-08-31
    listed $114,900

ⓘ 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: $2,442 · $204/mo
• Projected year-2 tax: $2,442 · $204/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 ≥104°F today · 21 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: $22,462
• − Mortgage interest: −$15,404
• − Property taxes: −$2,442
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$8,000
• Taxable loss: −$8,354
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $-1,373/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

+139.3% since first listed

12 events — show timeline

• 2026-04-28 Pending — NWARMLS
• 2026-04-23 Listed $275,000 NWARMLS
• 2022-03-28 Sold (MLS) $220,000 NWARMLS
• 2022-03-04 Sold (Public Records) $220,000 Public Records
• 2022-02-22 Delisted — NWARMLS
• 2022-02-22 Listed $220,000 NWARMLS
• 2019-10-03 Sold (Public Records) $140,000 Public Records
• 2019-10-01 Sold (MLS) $140,000 NWARMLS
• 2019-07-18 Listed $150,000 NWARMLS
• 2015-10-29 Sold (Public Records) $110,000 Public Records
• 2015-10-23 Sold (MLS) $110,000 NWARMLS
• 2015-08-31 Listed $114,900 NWARMLS

Property tax history

+8.0%/yr

Latest (2025): $2,442 · +10.7% YoY. Source: county tax records.