901 Turtle Creek Dr · Rogers, AR 72756

$100,000

3 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 5 Days on market

0.26 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at 901 Turtle Creek Drive in Rogers! This 0.26-acre lot in the established Westridge subdivision is your chance to build equity from the ground up. The existing 3-bedroom, 2-bath brick structure experienced fire damage, making the true value here in the land itself — priced to move at just $100,000. Sitting on a level, curbed lot in a quiet residential neighborhood, the location simply can't be beat. You're minutes from top-rated Rogers schools, major shopping centers, and easy access to NW Arkansas's beloved trail system for biking and walking. Commuters will love the quick jump to I-49, putting the entire NW Arkansas corridor at your fingertips. Whether you're an

Key facts

• 0.26-acre lot
• Level lot
• 0.26 acre lot

Tags

• 0.26-ACRE LOT
• WESTRIDGE SUBDIVISION
• LEVEL LOT
• QUIET RESIDENTIAL NEIGHBORHOOD
• TOP-RATED ROGERS SCHOOLS
• MAJOR SHOPPING CENTERS

Property features AI

Finance

• Other: Annual tax amount provided in source but excluded from this summary
• Financial info: Financial details beyond HOA frequency not provided
• HOA & community: HOA or association fees billed monthly; Community amenities include biking trails, curbs, proximity to schools, shopping, and trails/paths

Exterior

• Parking: Attached garage; One covered parking space
• Security: No security features listed
• Utilities: Electricity available; Public water; Sewer available
• Home design: Single-story home; Residential property; Entry level information not provided; Facing direction not provided
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Property is 25 years or older
• Exterior features: Concrete driveway; Patio; Partial privacy wood fencing; Lot is level and within a subdivision; Located on a public paved road; Central business district / city lot setting

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: No notable interior features listed
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.8% vs local median 2.6% in Rogers — 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 90/100 on livability (#1 in AR, #98 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 524 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $100k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $269,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Turtle Creek Dr	0.00mi	3/2.0	1,346 (0%)	1mo	$90,000	$67	99
2401 Meadow Ln	0.13mi	3/2.0	1,349 (+0%)	9mo	$220,000	$163	86
2419 W Meadow Dr	0.18mi	3/2.0	1,316 (-2%)	3mo	$258,000	$196	85
2706 W Easy St	0.41mi	3/2.0	1,426 (+6%)	4mo	$310,000	$217	68
2704 W Easy St	0.40mi	3/2.0	1,456 (+8%)	2mo	$310,000	$213	66
2812 Center St	0.43mi	3/2.0	1,423 (+6%)	9mo	$285,000	$200	63
2712 W Easy St	0.44mi	3/2.0	1,426 (+6%)	10mo	$300,000	$210	61
2802 W Sunset Dr	0.40mi	3/2.0	1,239 (-8%)	9mo	$244,000	$197	60
1209 N 31st St	0.59mi	3/2.0	1,415 (+5%)	5mo	$299,400	$212	60
2803 W Bishop Dr	0.45mi	3/2.0	1,468 (+9%)	8mo	$269,000	$183	57
1801 W Wood St	0.68mi	3/2.0	1,200 (-11%)	2mo	$265,000	$221	48
2709 W Sayre Ln	0.69mi	3/2.0	1,540 (+14%)	2mo	$297,000	$193	42

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.73×
• Total profit: $20,511
• Equity at exit: $14,910

10-year hold

• IRR: 29.0%
• Equity multiple: 4.22×
• Total profit: $90,236
• Equity at exit: $8,646

Cash invested: $28,000 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 524
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $456

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Century Dr Rogers, AR	2.0	1.5	1100	$1,350	$1.23	14d	1	0.07mi
1012 N Turtle Creek Dr Rogers, AR	2.0	1.5	1150	$1,295	$1.13	14d	1	0.17mi
700 N 24th St Rogers, AR	2.0	2.0	1074	$1,350	$1.26	23d	60	0.28mi
2306 W Roselawn St Rogers, AR	2.0	2.0	1100	$1,250	$1.14	23d	1	0.50mi
806 N 30th St Rogers, AR	3.0	1.0	1248	$1,350	$1.08	23d	1	0.50mi
2219 W Roselawn St Rogers, AR	2.0	2.0	1100	$1,260	$1.15	23d	1	0.55mi
1302 N 22nd St Rogers, AR	2.0	2.0	1121	$1,550	$1.38	23d	1	0.56mi
2018 W Olive St Rogers, AR	2.0	1.0	975	$1,275	$1.31	23d	1	0.57mi
2814 W Valley W Ct Rogers, AR	3.0	2.0	1794	$1,800	$1.00	23d	1	0.60mi
401 N 35th St Rogers, AR	2.0	2.0	960	$1,218	$1.27	14d	11	0.75mi
3509 W Cedar Cir Rogers, AR	2.0	2.0	1160	$1,272	$1.10	14d	4	0.77mi
801 N 17th Pl Rogers, AR	2.0	1.0	1000	$1,195	$1.20	23d	1	0.80mi
1603 W Walnut St Rogers, AR	1.0–3.0	1.0–2.0	918	$1,519	$1.65	14d	6	0.99mi
815 S 28th St Rogers, AR	2.0	1.0	1102	$1,250	$1.13	23d	1	1.06mi
503 Persimmon Cir Rogers, AR	2.0	2.0	1404	$1,275	$0.91	21d	1	1.08mi
3606 W Lupine Dr Rogers, AR	3.0	2.0	1216	$1,650	$1.36	14d	1	1.12mi
2311 W Willow St Rogers, AR	3.0	2.0	1693	$1,699	$1.00	14d	1	1.16mi
904 Dixson St Rogers, AR	3.0	2.0	1570	$1,650	$1.05	23d	1	1.18mi
401 N 13th Pl Unit 202 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	23d	1	1.22mi
305 N 13th Pl Unit 101 Rogers, AR	3.0	2.0	1146	$1,395	$1.22	14d	1	1.22mi
205 N 13th Pl Unit 201 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	23d	1	1.23mi
306 N 13th St Unit 101 Rogers, AR	3.0	2.0	1146	$1,395	$1.22	14d	1	1.24mi
2409 W Mulberry St Rogers, AR	3.0	2.5	1495	$1,850	$1.24	23d	1	1.25mi
401 N 13th St Unit 202 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	21d	1	1.27mi
205 N 13th St Unit 201 Rogers, AR	3.0	2.0	1146	$1,350	$1.18	21d	1	1.33mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $100,000 Active
3. 1987-10-01
   soldstatus $53,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,419
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,909
• Taxable income: $4,121
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $4,479/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Rogers

• Score: 90/100
• State rank: #1
• US rank: #98

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, AR
• County: Benton County · 259,241 people
• City population: 90,024
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 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: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• 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

+88.7% since first listed

3 events — show timeline

• 2026-05-12 Pending — NWARMLS
• 2026-05-07 Listed $100,000 NWARMLS
• 1987-10-01 Sold (Public Records) $53,000 Public Records

Property tax history

-7.8%/yr

Latest (2025): $135 · -41.2% YoY. Source: county tax records.