2804 Major St · Pea Ridge, AR 72751

$278,250

3 bd · 2.0 ba · 1,355 sqft · SingleFamily · 64 Days on market

Built 2026 7,840 sqft lot Est $274k · at est. ↓ 2% 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).

• Appreciation +8.7/10.0
• Cash flow +7.2/30.0
• ARV discount +6.8/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

Introducing the delightful Foster II plan, a home design that welcomes you from the moment you arrive. Its charming curb appeal, featuring a front porch and thoughtfully landscaped front yard, creates an inviting atmosphere. This open-concept layout offers a spacious living experience with three comfortable bedrooms and two well-appointed bathrooms. The kitchen stands out as a highlight, fully equipped with energy-efficient appliances to make cooking a breeze. Discover the warmth and charm of the Foster II plan today! * Photos are of a similar model.

Key facts

• Front porch
• Open-concept layout
• 7,840 sq ft lot

Tags

• FRONT PORCH
• LANDSCAPED FRONT YARD
• OPEN-CONCEPT LAYOUT
• ENERGY-EFFICIENT APPLIANCES

Property features AI

Finance

• HOA & community: HOA fees charged monthly; Near hospital; Near schools; Near park

Exterior

• Parking: Attached garage; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Fiber optic available; Public water; Public sewer
• Home design: Single-story; New construction; Faces west; To be built
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Shingle roof; Slab foundation; Has home warranty
• Exterior features: Concrete driveway; Covered patio; Landscaped lot; Near park; Subdivision setting; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric range; Plumbed for ice maker; ENERGY STAR qualified appliances
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Electric cooling
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (29.7% below list).
• Recommended offer: $196k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.5% 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: 433 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($262k) 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 $195,626 (29.7% 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 64 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $273,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Major St	0.00mi	3/2.0	1,355 (0%)	1mo	$278,250	$205	99
2700 Chittick St	0.09mi	3/2.0	1,355 (0%)	2mo	$285,900	$211	94
2712 Chittick St	0.13mi	3/2.0	1,355 (0%)	1mo	$275,250	$203	93
2720 Chittick St	0.09mi	3/2.0	1,422 (+5%)	2mo	$287,000	$202	86
2704 Chittick St	0.15mi	3/2.0	1,422 (+5%)	1mo	$279,900	$197	84
2800 Major St	0.01mi	3/2.0	1,216 (-10%)	1mo	$268,400	$221	82
2709 Murphy St	0.37mi	3/2.0	1,422 (+5%)	2mo	$272,000	$191	73
2105 General Franz Sigel Dr	0.51mi	3/2.0	1,425 (+5%)	0mo	$275,000	$193	67
2820 Murphy St	0.39mi	3/2.0	1,218 (-10%)	1mo	$265,000	$218	64
2813 Bauer St	0.41mi	3/2.0	1,494 (+10%)	1mo	$292,000	$195	63
2709 Bauer St	0.41mi	4/2.0 (+1)	1,453 (+7%)	2mo	$280,000	$193	62
2805 Bauer St	0.40mi	3/2.0	1,526 (+13%)	2mo	$289,900	$190	58

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: 14.4%
• Equity multiple: 2.04×
• Total profit: $81,375
• Equity at exit: $201,569

10-year hold

• IRR: 14.4%
• Equity multiple: 4.26×
• Total profit: $254,000
• Equity at exit: $391,089

Cash invested: $77,910 (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: 433
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,459
• Tax est. 1.5%: −$348 /mo · $4,174/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-377

Break-even live

Break-even rent $2,434

Max offer price $223,628

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-281	+0% $-377	+5% $-474	+10% $-570
Rent	-10% $-532	-5% $-455	+0% $-377	+5% $-300	+10% $-223
Rate	-1.0pp $-237	-0.5pp $-307	base $-377	+0.5pp $-450	+1.0pp $-523

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: $69,562
• Closing costs: $8,348
• 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	46d	1	0.23mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	16d	1	0.26mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	16d	1	0.28mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	23d	1	0.75mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	46d	1	0.76mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	1.42mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   price $278,250
3. 2026-02-25
   listed $282,900 Active

ⓘ 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: $23,475
• − Mortgage interest: −$15,586
• − Property taxes: −$4,174
• − Insurance: −$1,391
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$8,095
• Taxable loss: −$9,527
• Est. tax savings @ 24.0%: +$2,286
• After-tax cash flow: $-2,243/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

-1.6% since first listed

3 events — show timeline

• 2026-04-30 Pending — NWARMLS
• 2026-04-13 Price Changed $278,250 NWARMLS
• 2026-02-25 Listed $282,900 NWARMLS