213 Ratliff Ave · Pea Ridge, AR 72751

$304,500

3 bd · 2.0 ba · 1,470 sqft · SingleFamily · 38 Days on market

Built 2026 8,276 sqft lot $207/sqft · 5% below area Est $321k · 5% under $13/mo HOA · 1% of rent ↓ 1% since listing

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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 +9.8/15.0
• Appreciation +8.7/10.0
• Cash flow +5.5/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Sold before print! Beautiful Bellevue Plan in Rolling Meadows, in Pea Ridge, Arkansas! Each home in Rolling Meadows is meticulously crafted with attention to detail, creating a space that feels both luxurious and welcoming. From the moment you walk through the door, you'll be greeted by modern features and a spacious layout that caters to every lifestyle. Our homes boast premium finishes and thoughtful designs, ensuring that you'll be stepping inside your own personal oasis. These homes will be complete with LVP flooring throughout (two-story plans will have carpet on stairs and upstairs) and wood shelving in all closets, pantry, and utility room. The kitchen will have quartz kitchen counters, 36-inch cabinets, and stainless-steel appliances with a Gas Range! The primary bath will feature quartz countertops, double sinks, and a walk-in shower. Each home comes with 4-sided brick with Hardie® fascia per plan. Home will have a Garage Door Opener. Taxes and Parcel TBD.

Key facts

• 8,276 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (39.0% below list).
• Recommended offer: $186k (39.0% below list) — sets the bar for 1% rule.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $185,897 (39.0% 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 38 days. Have you received any prior offers? Is the seller open to a 39% 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: 0.61% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.13%
• DSCR: 0.59
• GRM: 13.7

CMA / ARV

• ARV (median comp): $320,812
• List price: $304,500
• Delta: -5.08%
• 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
105 Ratliff Ave	0.25mi	3/2.0	1,470 (0%)	1mo	$303,000	$206	87
200 Ratliff Ave	0.02mi	3/2.0	1,589 (+8%)	0mo	$323,625	$204	85
208 Ratliff Ave	0.08mi	3/2.0	1,589 (+8%)	0mo	$316,500	$199	83
404 Greer St	0.08mi	3/2.0	1,637 (+11%)	1mo	$324,000	$198	77
305 Ratliff Ave	0.25mi	3/2.0	1,589 (+8%)	0mo	$312,000	$196	75
113 Ratliff Ave	0.25mi	3/2.0	1,589 (+8%)	1mo	$319,500	$201	74
300 Greer St	0.25mi	3/2.0	1,637 (+11%)	1mo	$316,000	$193	69
112 Greer St	0.25mi	3/2.0	1,637 (+11%)	2mo	$325,500	$199	68
360 Benton Dr	0.27mi	3/2.0	1,270 (-14%)	1mo	$263,000	$207	64
940 Eagle Crest Dr	0.51mi	3/2.0	1,338 (-9%)	1mo	$257,000	$192	60
106 Henry Little Cir	0.66mi	3/1.5	1,410 (-4%)	1mo	$275,000	$195	60
522 Lee Town Dr	0.37mi	2/1.5 (-1)	1,284 (-13%)	2mo	$246,900	$192	53

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: 11.9%
• Equity multiple: 1.87×
• Total profit: $74,047
• Equity at exit: $220,585

10-year hold

• IRR: 12.5%
• Equity multiple: 3.88×
• Total profit: $245,584
• Equity at exit: $427,984

Cash invested: $85,260 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,597
• Tax est. 1.5%: −$381 /mo · $4,568/yr
• Insurance: −$127
• HOA: −$13
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-649

Break-even live

Break-even rent $2,680

Max offer price $210,626

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-544	+0% $-649	+5% $-754	+10% $-859
Rent	-10% $-796	-5% $-722	+0% $-649	+5% $-575	+10% $-502
Rate	-1.0pp $-495	-0.5pp $-571	base $-649	+0.5pp $-728	+1.0pp $-808

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: $76,125
• Closing costs: $9,135
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.22mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	0.89mi
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	15d	18	0.92mi
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	15d	1	0.99mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	15d	1	1.03mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.31mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.32mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.33mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.34mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.35mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	45d	1	1.39mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	24d	1	1.40mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	1.40mi
645 Sugar Creek Rd Pea Ridge, AR	3.0	2.5	1800	$1,600	$0.89	15d	1	1.44mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	24d	1	1.48mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	24d	1	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 26 events

1. 2026-06-18
   days on market $304,500 Active 38 DOM
2. 2026-06-17
   days on market $304,500 Active 37 DOM
3. 2026-06-16
   days on market $304,500 Active 36 DOM
4. 2026-06-15
   days on market $304,500 Active 35 DOM
5. 2026-06-14
   days on market $304,500 Active 33 DOM
6. 2026-06-13
   days on market $304,500 Active 32 DOM
7. 2026-06-10
   days on market $304,500 Active 30 DOM
8. 2026-06-09
   days on market $304,500 Active 29 DOM
9. 2026-06-08
   days on market $304,500 Active 28 DOM
10. 2026-06-07
    days on market $304,500 Active 27 DOM
11. 2026-06-03
    days on market $304,500 Active 23 DOM
12. 2026-06-02
    days on market $304,500 Active 22 DOM
13. 2026-06-01
    days on market $304,500 Active 21 DOM
14. 2026-05-31
    days on market $304,500 Active 20 DOM
15. 2026-05-31
    days on market $304,500 Active 19 DOM
16. 2026-05-11
    status Active 983-char remark

    Show marketing remark (983 chars)

    Sold before print! Beautiful Bellevue Plan in Rolling Meadows, in Pea Ridge, Arkansas! Each home in Rolling Meadows is meticulously crafted with attention to detail, creating a space that feels both luxurious and welcoming. From the moment you walk through the door, you'll be greeted by modern features and a spacious layout that caters to every lifestyle. Our homes boast premium finishes and thoughtful designs, ensuring that you'll be stepping inside your own personal oasis. These homes will be complete with LVP flooring throughout (two-story plans will have carpet on stairs and upstairs) and wood shelving in all closets, pantry, and utility room. The kitchen will have quartz kitchen counters, 36-inch cabinets, and stainless-steel appliances with a Gas Range! The primary bath will feature quartz countertops, double sinks, and a walk-in shower. Each home comes with 4-sided brick with Hardie® fascia per plan. Home will have a Garage Door Opener. Taxes and Parcel TBD.

17. 2026-05-06
    status Active 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

18. 2026-05-06
    price $304,500 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

19. 2026-04-14
    listed $304,500 983-char remark

    Show marketing remark (983 chars)

    Sold before print! Beautiful Bellevue Plan in Rolling Meadows, in Pea Ridge, Arkansas! Each home in Rolling Meadows is meticulously crafted with attention to detail, creating a space that feels both luxurious and welcoming. From the moment you walk through the door, you'll be greeted by modern features and a spacious layout that caters to every lifestyle. Our homes boast premium finishes and thoughtful designs, ensuring that you'll be stepping inside your own personal oasis. These homes will be complete with LVP flooring throughout (two-story plans will have carpet on stairs and upstairs) and wood shelving in all closets, pantry, and utility room. The kitchen will have quartz kitchen counters, 36-inch cabinets, and stainless-steel appliances with a Gas Range! The primary bath will feature quartz countertops, double sinks, and a walk-in shower. Each home comes with 4-sided brick with Hardie® fascia per plan. Home will have a Garage Door Opener. Taxes and Parcel TBD.

20. 2026-04-14
    price $304,500 983-char remark

    Show marketing remark (983 chars)

    Sold before print! Beautiful Bellevue Plan in Rolling Meadows, in Pea Ridge, Arkansas! Each home in Rolling Meadows is meticulously crafted with attention to detail, creating a space that feels both luxurious and welcoming. From the moment you walk through the door, you'll be greeted by modern features and a spacious layout that caters to every lifestyle. Our homes boast premium finishes and thoughtful designs, ensuring that you'll be stepping inside your own personal oasis. These homes will be complete with LVP flooring throughout (two-story plans will have carpet on stairs and upstairs) and wood shelving in all closets, pantry, and utility room. The kitchen will have quartz kitchen counters, 36-inch cabinets, and stainless-steel appliances with a Gas Range! The primary bath will feature quartz countertops, double sinks, and a walk-in shower. Each home comes with 4-sided brick with Hardie® fascia per plan. Home will have a Garage Door Opener. Taxes and Parcel TBD.

21. 2026-04-14
    historical 983-char remark

    Show marketing remark (983 chars)

    Sold before print! Beautiful Bellevue Plan in Rolling Meadows, in Pea Ridge, Arkansas! Each home in Rolling Meadows is meticulously crafted with attention to detail, creating a space that feels both luxurious and welcoming. From the moment you walk through the door, you'll be greeted by modern features and a spacious layout that caters to every lifestyle. Our homes boast premium finishes and thoughtful designs, ensuring that you'll be stepping inside your own personal oasis. These homes will be complete with LVP flooring throughout (two-story plans will have carpet on stairs and upstairs) and wood shelving in all closets, pantry, and utility room. The kitchen will have quartz kitchen counters, 36-inch cabinets, and stainless-steel appliances with a Gas Range! The primary bath will feature quartz countertops, double sinks, and a walk-in shower. Each home comes with 4-sided brick with Hardie® fascia per plan. Home will have a Garage Door Opener. Taxes and Parcel TBD.

22. 2026-01-03
    historical 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

23. 2025-11-07
    price $299,000 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

24. 2025-11-07
    price $309,000 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

25. 2025-11-07
    price $299,000 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

26. 2025-06-14
    listed $309,000 Active 234-char remark

    Show marketing remark (234 chars)

    The property is located at 213 Ratliff Ave PEA RIDGE AR 72751 priced at 304500, the square foot and stories are 1470, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,308
• − Mortgage interest: −$17,057
• − Property taxes: −$4,568
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$156
• − Depreciation: −$8,858
• Taxable loss: −$13,422
• Est. tax savings @ 24.0%: +$3,221
• After-tax cash flow: $-4,564/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

-1.5% since first listed

11 events — show timeline

• 2026-05-11 Relisted — NWARMLS
• 2026-05-06 Price Changed $304,500 Zillow
• 2026-05-06 Relisted — Zillow
• 2026-04-14 Delisted — NWARMLS
• 2026-04-14 Price Changed $304,500 NWARMLS
• 2026-04-14 Listed $304,500 NWARMLS
• 2026-01-03 Delisted — Zillow
• 2025-11-07 Price Changed $299,000 Zillow
• 2025-11-07 Price Changed $309,000 Zillow
• 2025-11-07 Price Changed $299,000 Zillow
• 2025-06-14 Listed $309,000 Zillow