1550 Plan · Pea Ridge, AR 72751

$312,025

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 314 Days on market

$201/sqft · 9% below area Est $342k · 9% under

---

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 +11.5/15.0
• Appreciation +8.7/10.0
• Cash flow +6.5/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

Key facts

• Linen closet
• Oversized closets
• Open living area

Tags

• OPEN LIVING AREA
• DEDICATED DINING SPACE
• SINGLE-LEVEL KITCHEN ISLAND
• LINEN CLOSET
• LARGE PANTRY
• OVERSIZED CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (33.8% below list).
• Recommended offer: $207k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Pea Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 2 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 $206,681 (33.8% 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 314 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $342,455
• List price: $312,025
• Delta: -8.89%
• 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
1804 Edwards St	0.05mi	3/2.0	1,450 (-6%)	2mo	$306,177	$211	86
1804 Porter St	0.13mi	3/2.0	1,645 (+6%)	1mo	$329,019	$200	83
2004 Porter St	0.28mi	4/2.0 (+1)	1,550 (0%)	1mo	$314,210	$203	82
1832 Porter St	0.18mi	3/2.0	1,655 (+7%)	1mo	$330,617	$200	79
1710 Edwards St	0.10mi	3/2.0	1,760 (+14%)	0mo	$344,961	$196	72
1721 Ferguson St	0.14mi	3/2.0	1,760 (+14%)	2mo	$339,978	$193	70
1817 Porter St	0.13mi	4/2.0 (+1)	1,729 (+12%)	1mo	$349,815	$202	69
1720 Farmer St	0.17mi	4/2.0 (+1)	1,729 (+12%)	2mo	$334,479	$193	66
1707 Ferguson St	0.18mi	3/2.0	1,781 (+15%)	1mo	$332,311	$187	66
1813 Ferguson St	0.13mi	4/2.0 (+1)	1,771 (+14%)	1mo	$370,139	$209	64
101 Ratliff Ave	0.74mi	4/2.0 (+1)	1,755 (+13%)	1mo	$346,500	$197	38
201 Ratliff Ave	0.74mi	4/2.0 (+1)	1,755 (+13%)	1mo	$340,000	$194	37

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: 13.3%
• Equity multiple: 1.97×
• Total profit: $84,866
• Equity at exit: $226,036

10-year hold

• IRR: 13.6%
• Equity multiple: 4.10×
• Total profit: $271,039
• Equity at exit: $438,560

Cash invested: $87,367 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-524

Break-even live

Break-even rent $2,730

Max offer price $236,266

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-416	+0% $-524	+5% $-631	+10% $-739
Rent	-10% $-687	-5% $-605	+0% $-524	+5% $-442	+10% $-360
Rate	-1.0pp $-366	-0.5pp $-444	base $-524	+0.5pp $-604	+1.0pp $-687

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: $78,006
• Closing costs: $9,361
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	15d	1	0.09mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	15d	1	0.14mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	44d	1	0.95mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.41mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.42mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.43mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	44d	1	1.46mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	44d	1	1.46mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	44d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $312,025 Active 314 DOM
2. 2026-06-17
   days on market $312,025 Active 313 DOM
3. 2026-06-16
   days on market $312,025 Active 312 DOM
4. 2026-06-15
   days on market $312,025 Active 311 DOM
5. 2026-06-14
   days on market $312,025 Active 309 DOM
6. 2026-06-13
   days on market $312,025 Active 308 DOM
7. 2026-06-10
   days on market $312,025 Active 306 DOM
8. 2026-06-09
   days on market $312,025 Active 305 DOM
9. 2026-06-08
   days on market $312,025 Active 304 DOM
10. 2026-06-07
    days on market $312,025 Active 303 DOM
11. 2026-06-03
    days on market $312,025 Active 299 DOM
12. 2026-06-02
    days on market $312,025 Active 298 DOM
13. 2026-06-01
    days on market $312,025 Active 297 DOM
14. 2026-05-31
    days on market $312,025 Active 296 DOM
15. 2026-05-31
    days on market $312,025 Active 295 DOM
16. 2026-04-11
    price $312,025 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

17. 2026-02-14
    price $309,698 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

18. 2026-01-24
    price $309,208 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

19. 2026-01-23
    price $310,005 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

20. 2025-10-17
    price $309,208 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

21. 2025-10-17
    price $307,791 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

22. 2025-10-17
    status Active 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

23. 2025-10-17
    price $309,208 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

24. 2025-10-17
    historical 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

25. 2025-08-09
    listed $307,791 Active 360-char remark

    Show marketing remark (360 chars)

    Our 1550 square feet, 3 bedroom, 2 bathroom floor plan series features an open living area with dedicated dining space and a single-level kitchen island. The linen closet, large pantry, and oversized closets ensure that you will have all of the storage space your heart desires. Enjoy a secluded primary bedroom with plenty of space and a large walk-in closet.

ⓘ 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: $24,802
• − Mortgage interest: −$17,478
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$9,077
• Taxable loss: −$11,962
• Est. tax savings @ 24.0%: +$2,871
• After-tax cash flow: $-3,412/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

+1.4% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $312,025 Zillow
• 2026-02-14 Price Changed $309,698 Zillow
• 2026-01-24 Price Changed $309,208 Zillow
• 2026-01-23 Price Changed $310,005 Zillow
• 2025-10-17 Price Changed $309,208 Zillow
• 2025-10-17 Price Changed $307,791 Zillow
• 2025-10-17 Price Changed $309,208 Zillow
• 2025-10-17 Relisted — Zillow
• 2025-10-17 Delisted — Zillow
• 2025-08-09 Listed $307,791 Zillow