2804 Sharp St · Pea Ridge, AR 72751

$284,900

3 bd · 2.0 ba · 1,480 sqft · SingleFamily · 76 Days on market

Built 2026 8,276 sqft lot $192/sqft · at area comps Est $284k · at est. ↓ 4% since listing

---

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
• ARV discount +7.3/15.0
• Cash flow +7.0/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Introducing the lovely Ross plan, a home that exudes curb appeal with its welcoming covered front porch and beautifully landscaped front yard. This thoughtfully designed residence features an open floor plan, offering three spacious bedrooms and two modern bathrooms. The expansive family room provides an ideal space for relaxation and gatherings, while the eat-in kitchen is fully equipped with energy-efficient appliances, ample counter space, and a roomy pantry for all your culinary needs. Plus, the charming covered entryway adds an extra touch of elegance. Discover the appealing features of the Ross plan today! * Photos are of a similar model.

Key facts

• Covered front porch
• Open floor plan
• Eat-in kitchen

Tags

• COVERED FRONT PORCH
• LANDSCAPED FRONT YARD
• OPEN FLOOR PLAN
• EXPANSIVE FAMILY ROOM
• EAT-IN KITCHEN
• ENERGY-EFFICIENT APPLIANCES

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 $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (31.3% below list).
• Recommended offer: $196k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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.
• 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: 423 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 76 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

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 $195,662 (31.3% 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 76 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.69% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $283,699
• List price: $284,900
• Delta: 0.42%
• 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
2720 Chittick St	0.04mi	3/2.0	1,422 (-4%)	2mo	$287,000	$202	90
2704 Chittick St	0.10mi	3/2.0	1,422 (-4%)	1mo	$279,900	$197	88
2804 Major St	0.05mi	3/2.0	1,355 (-8%)	1mo	$278,250	$205	83
2700 Chittick St	0.04mi	3/2.0	1,355 (-8%)	2mo	$285,900	$211	82
2712 Chittick St	0.08mi	3/2.0	1,355 (-8%)	1mo	$275,250	$203	81
2813 Bauer St	0.38mi	3/2.0	1,494 (+1%)	1mo	$292,000	$195	80
2808 Sharp St	0.01mi	4/2.0 (+1)	1,630 (+10%)	1mo	$298,000	$183	77
2709 Murphy St	0.35mi	3/2.0	1,422 (-4%)	2mo	$272,000	$191	76
2805 Bauer St	0.38mi	3/2.0	1,526 (+3%)	2mo	$289,900	$190	76
2716 Chittick St	0.04mi	4/2.0 (+1)	1,630 (+10%)	2mo	$298,000	$183	74
2824 Kane St	0.10mi	4/2.0 (+1)	1,630 (+10%)	2mo	$289,900	$178	72
2105 General Franz Sigel Dr	0.53mi	3/2.0	1,425 (-4%)	0mo	$275,000	$193	69

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: 13.9%
• Equity multiple: 2.02×
• Total profit: $80,985
• Equity at exit: $206,386

10-year hold

• IRR: 14.0%
• Equity multiple: 4.20×
• Total profit: $255,028
• Equity at exit: $400,435

Cash invested: $79,772 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-423

Break-even live

Break-even rent $2,492

Max offer price $223,670

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-325	+0% $-423	+5% $-522	+10% $-620
Rent	-10% $-578	-5% $-500	+0% $-423	+5% $-346	+10% $-269
Rate	-1.0pp $-280	-0.5pp $-351	base $-423	+0.5pp $-497	+1.0pp $-572

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	45d	1	0.20mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	15d	1	0.27mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	15d	1	0.28mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	22d	1	0.81mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	0.83mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	1.48mi

Listing history 5 events

1. 2026-05-11
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Introducing the lovely Ross plan, a home that exudes curb appeal with its welcoming covered front porch and beautifully landscaped front yard. This thoughtfully designed residence features an open floor plan, offering three spacious bedrooms and two modern bathrooms. The expansive family room provides an ideal space for relaxation and gatherings, while the eat-in kitchen is fully equipped with energy-efficient appliances, ample counter space, and a roomy pantry for all your culinary needs. Plus, the charming covered entryway adds an extra touch of elegance. Discover the appealing features of the Ross plan today! * Photos are of a similar model.

2. 2026-05-07
   price $284,900 653-char remark

   Show marketing remark (653 chars)

   Introducing the lovely Ross plan, a home that exudes curb appeal with its welcoming covered front porch and beautifully landscaped front yard. This thoughtfully designed residence features an open floor plan, offering three spacious bedrooms and two modern bathrooms. The expansive family room provides an ideal space for relaxation and gatherings, while the eat-in kitchen is fully equipped with energy-efficient appliances, ample counter space, and a roomy pantry for all your culinary needs. Plus, the charming covered entryway adds an extra touch of elegance. Discover the appealing features of the Ross plan today! * Photos are of a similar model.

3. 2026-05-01
   price $289,900 653-char remark

   Show marketing remark (653 chars)

   Introducing the lovely Ross plan, a home that exudes curb appeal with its welcoming covered front porch and beautifully landscaped front yard. This thoughtfully designed residence features an open floor plan, offering three spacious bedrooms and two modern bathrooms. The expansive family room provides an ideal space for relaxation and gatherings, while the eat-in kitchen is fully equipped with energy-efficient appliances, ample counter space, and a roomy pantry for all your culinary needs. Plus, the charming covered entryway adds an extra touch of elegance. Discover the appealing features of the Ross plan today! * Photos are of a similar model.

4. 2026-04-23
   price $293,250 653-char remark

   Show marketing remark (653 chars)

   Introducing the lovely Ross plan, a home that exudes curb appeal with its welcoming covered front porch and beautifully landscaped front yard. This thoughtfully designed residence features an open floor plan, offering three spacious bedrooms and two modern bathrooms. The expansive family room provides an ideal space for relaxation and gatherings, while the eat-in kitchen is fully equipped with energy-efficient appliances, ample counter space, and a roomy pantry for all your culinary needs. Plus, the charming covered entryway adds an extra touch of elegance. Discover the appealing features of the Ross plan today! * Photos are of a similar model.

5. 2026-02-24
   listed $297,700 Active 653-char remark

   Show marketing remark (653 chars)

   Introducing the lovely Ross plan, a home that exudes curb appeal with its welcoming covered front porch and beautifully landscaped front yard. This thoughtfully designed residence features an open floor plan, offering three spacious bedrooms and two modern bathrooms. The expansive family room provides an ideal space for relaxation and gatherings, while the eat-in kitchen is fully equipped with energy-efficient appliances, ample counter space, and a roomy pantry for all your culinary needs. Plus, the charming covered entryway adds an extra touch of elegance. Discover the appealing features of the Ross plan today! * Photos are of a similar model.

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,479
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$8,288
• Taxable loss: −$10,222
• Est. tax savings @ 24.0%: +$2,453
• After-tax cash flow: $-2,624/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

-4.3% since first listed

5 events — show timeline

• 2026-05-11 Pending — NWARMLS
• 2026-05-07 Price Changed $284,900 NWARMLS
• 2026-05-01 Price Changed $289,900 NWARMLS
• 2026-04-23 Price Changed $293,250 NWARMLS
• 2026-02-24 Listed $297,700 NWARMLS