302 E Center St · Prairie Grove, AR 72753

$219,000

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 2 Days on market

Built 1956 Est $267k · 18% under

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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 +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick home on large lot in established neighborhood near schools and shopping. Super large kitchen w/ lots of counter space! 2 living areas. One with fireplace. Many updates including new roof 12/16, paint, ceramic tile, paint & vinyl windows. Covered patio in back for entertaining! Backyard is fenced and has 2 outbuildings. Both are wired with electricity. Home was constructed in 1972.

Key facts

• Wired for workshop
• Separate living area
• Storage buildings

Tags

• LARGE FENCED BACKYARD
• STORAGE BUILDINGS
• WIRED FOR WORKSHOP
• SEPARATE LIVING AREA
• GENEROUS LIVING SPACES
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $22 ($259/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (16.8% below list).
• Recommended offer: $182k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Prairie Grove — 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 (#99 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Prairie Grove School District (town): math 43% / reading 39% proficiency, ranked #50 of 238 in AR (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 283 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,494 units permitted in Washington County in 2024 (1,497 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Washington County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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.
• Current owner paid $156k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,172 (16.8% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $266,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 E Center St	0.03mi	3/2.0	1,568 (-2%)	4mo	$260,000	$166	89
201 E Douglas St	0.08mi	4/1.5 (+1)	1,620 (+1%)	7mo	$257,000	$159	84
216 Jenkins Rd	0.45mi	3/2.0	1,670 (+4%)	6mo	$320,000	$192	66
204 Armstrong St	0.29mi	3/2.0	1,394 (-13%)	3mo	$240,000	$172	60
106 Jenkins Rd	0.38mi	3/2.0	1,410 (-12%)	4mo	$290,000	$206	57
304 N Battle St	0.33mi	3/3.0	1,835 (+14%)	2mo	$270,000	$147	54
728A Parks St	0.61mi	3/2.0	1,707 (+6%)	7mo	$262,500	$154	54
900 Parks St	0.72mi	3/1.5	1,533 (-5%)	8mo	$125,000	$82	52
605 Jenkins Rd	0.67mi	3/2.0	1,476 (-8%)	3mo	$269,000	$182	51
308 E Cleveland St	0.56mi	2/1.0 (-1)	1,476 (-8%)	3mo	$215,000	$146	50
809 Linda St	0.53mi	3/2.0	1,404 (-13%)	4mo	$230,000	$164	48
306 S Ozark St	0.70mi	4/2.0 (+1)	1,492 (-7%)	0mo	$269,900	$181	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-34,143
• Equity at exit: $32,654

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-28,087
• Equity at exit: $18,935

Cash invested: $61,320 (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 72753

• Home prices YoY: -15.1%
• Active inventory: 283
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $22

Break-even live

Break-even rent $1,794

Max offer price $219,000

Occupancy floor 94%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Nebo St Prairie Grove, AR	2.0	2.5	1500	$1,800	$1.20	43d	1	0.79mi
951 Sugar Loaf St Unit NA Prairie Grove, AR	4.0	2.0	1761	$2,100	$1.19	21d	1	0.91mi
951 Sugar Loaf St Prairie Grove, AR	4.0	2.0	1761	$2,100	$1.19	14d	1	0.91mi
361 Captain Hopkins St Prairie Grove, AR	3.0	2.0	1604	$1,830	$1.14	23d	1	0.92mi
361 Captain Hopkins St Prairie Grove, AR	3.0	2.0	1604	$1,799	$1.12	14d	1	0.92mi
201 Hindman Dr #2 Prairie Grove, AR	3.0	2.0	1200	$1,325	$1.10	43d	1	0.93mi
1101 Brigade Blvd Prairie Grove, AR	4.0	2.0	1589	$1,845	$1.16	43d	1	0.96mi
681 Kendra St Prairie Grove, AR	4.0	2.0	1550	$1,695	$1.09	14d	1	1.03mi
701 S Mock St Unit E1 Prairie Grove, AR	2.0	2.0	1285	$2,500	$1.95	14d	1	1.06mi
1032 PEBBLE Dr Prairie Grove, AR	3.0	2.0	1637	$1,825	$1.11	14d	1	1.09mi
540 Mac St Prairie Grove, AR	4.0	2.0	1788	$1,700	$0.95	14d	1	1.10mi
560 Mac St Prairie Grove, AR	4.0	2.0	1788	$1,700	$0.95	21d	1	1.12mi
1681 Viney Grove Rd Prairie Grove, AR	3.0	2.0	1532	$1,900	$1.24	14d	1	1.14mi
590 Mac St Prairie Grove, AR	4.0	2.0	1655	$1,650	$1.00	43d	1	1.15mi
541 Shepherd St Prairie Grove, AR	4.0	2.0	1788	$1,725	$0.96	13d	1	1.15mi
1071 Emerald St Prairie Grove, AR	3.0	2.0	1589	$1,800	$1.13	14d	1	1.16mi
551 Shepherd St Prairie Grove, AR	3.0	2.0	1404	$1,700	$1.21	13d	1	1.16mi
1441 General Parson Dr Prairie Grove, AR	3.0	2.0	1174	$1,595	$1.36	13d	1	1.21mi
941 Seabiscuit Dr Prairie Grove, AR	3.0	2.0	1273	$1,550	$1.22	14d	1	1.34mi
1718 Charismatic Dr Prairie Grove, AR	3.0	2.0	1517	$1,795	$1.18	14d	1	1.46mi
1741 Charismatic Dr Prairie Grove, AR	3.0	2.0	1409	$1,800	$1.28	23d	1	1.47mi

Listing history 3 events

1. 2026-06-18
   days on market $219,000 Active 2 DOM
2. 2026-06-17
   remarks 663-char remark
3. 2026-06-17
   listed $219,000 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,861
• − Mortgage interest: −$12,267
• − Property taxes: −$2,134
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$6,371
• Taxable loss: −$3,505
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $1,100/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: Prairie Grove School District
• NCES district ID: 0511760
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $55,896
• Composite: 35.91/100
• National rank: #4808
• State rank: #50 of 238 in AR

Livability — Prairie Grove

• Score: 67/100
• State rank: #99
• US rank: #10475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prairie Grove, AR
• County: Washington County · 252,056 people
• City population: 10,744
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 10,744
• Household income: $70,985
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 94.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 271,748 people
• By 2030: 296,414 · +9.1%
• By 2040: 346,874 · +27.6%
• By 2050: 398,552 · +46.7%
• By 2075: 523,309 · +92.6%
• By 2100: 615,280 · +126.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 20% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Portuguese 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Lean R (+6.7) · D 45.1% · R 51.7% · Other 3.2%
• 2008→2024 swing: +6.4pp toward D · 2008: -13.1pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+3.9 2016: R+10.4 2012: R+16.3 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.17%
• Current HPI: 326.3868
• 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

+265.0% since first listed

8 events — show timeline

• 2026-06-17 Listed $219,000 FSBO.com
• 2023-04-05 Sold (Public Records) $155,966 Public Records
• 2017-08-09 Sold (Public Records) $129,900 Public Records
• 2017-08-07 Sold (MLS) $129,900 NWARMLS
• 2017-03-25 Listed $129,900 NWARMLS
• 2006-09-05 Sold (Public Records) $123,000 Public Records
• 2006-05-08 Sold (Public Records) $130,000 Public Records
• 1994-05-27 Sold (Public Records) $60,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,134 · +1.4% YoY. Source: county tax records.