429 E Mulberry · Rogers, AR 72756

$198,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 61 Days on market

Built 1998 0.33 ac lot Est $213k · 7% 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 +10.7/15.0
• Cash flow +8.3/30.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home in Rogers on a large corner lot. Features include 3 bed 1.5 bath, tile and carpet floors, covered patio, large backyard and side yard, shaded with mature trees, detached garage with inlaw quarters. Inlaw quarters include 1 bath, 1 bed, and living area with kitchenette. Don't miss this quaint home before it's gone!

Key facts

• Gutted kitchen
• New roof
• 0.33 acre lot

Tags

• EXTRA-LARGE CORNER LOT
• LOCATION OF DOWNTOWN ROGERS
• CLOSE TO ENTERTAINMENT LIFE
• GUTTED KITCHEN
• NEW ROOF
• PARKING WATER ELECTRIC IN SHOP

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include biking, trails/paths, park, near fire station and hospital, near schools

Exterior

• Parking: Carport; RV access/parking; 2 covered spaces
• Security: Security system
• Utilities: Cable available; Public water; Sewer available (public sewer and septic tank options); Septic available
• Home design: Single-story home; Faces east; Crawlspace foundation; Age listed as unknown; Has home warranty
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Gravel driveway; Partial fencing; Corner lot; Cleared and level lot; Near park; Open lot; Subdivision location; Central business district nearby; Public paved road frontage (shared)

Interior

• Kitchen: Gas cooktop; Tile counters
• Bedrooms: Bedrooms located on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Gas heating; Heat pump; Window unit heating; Electric cooling; Gas cooling; Window unit cooling
• Interior features: Attic; Ceiling fan(s); Split bedrooms; Storage; Tile countertops; Walk-in closet(s); Fixer condition noted
• Laundry & utility: Washer hookup; Dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (24.1% below list).
• Recommended offer: $150k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.5% 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.
• Zoned schools: Eastside Elementary School (math 60% / reading 48%, grade C, #72 of 454 statewide, top 16%, 488 students, 61% FRL); Lingle Middle School (math 45% / reading 48%, grade D+, #49 of 201 statewide, top 26%, 766 students, 56% FRL); Rogers Heritage High School (math 25% / reading 35%, grade F, #138 of 292 statewide, top 48%, 2,080 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+10.0%/yr); 529 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $85k; list at $198k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,280 (24.1% 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 61 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $213,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 E Mulberry	0.00mi	3/1.5	1,000 (+4%)	0mo	$172,000	$172	92
1021 S B St	0.11mi	3/2.0	990 (+3%)	5mo	$255,000	$258	82
1419 Arkansas St	0.30mi	3/1.5	1,040 (+8%)	2mo	$250,000	$240	69
207 E Gum St	0.24mi	2/1.0 (-1)	923 (-4%)	14mo	$230,000	$249	65
415 E Oak St	0.17mi	2/1.0 (-1)	1,020 (+6%)	15mo	$225,000	$221	65
922 S B St	0.14mi	2/1.0 (-1)	1,100 (+14%)	7mo	$165,000	$150	59
324 E Glenwood Ave	0.28mi	2/1.0 (-1)	1,064 (+10%)	7mo	$182,000	$171	59
614 S Cresent St	0.65mi	2/1.0 (-1)	996 (+3%)	6mo	$218,000	$219	54
519 B St	0.33mi	2/1.0 (-1)	840 (-13%)	7mo	$165,000	$196	52
709 E Mimosa Pl	0.58mi	2/1.5 (-1)	1,052 (+9%)	6mo	$235,000	$223	46
1820 S E St	0.75mi	3/2.0	1,057 (+10%)	16mo	$227,000	$215	32
107 C St	0.71mi	3/2.0	1,104 (+14%)	16mo	$255,000	$231	26

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: -17.5%
• Equity multiple: 0.36×
• Total profit: $-35,656
• Equity at exit: $29,522

10-year hold

• IRR: -2.1%
• Equity multiple: 0.83×
• Total profit: $-9,663
• Equity at exit: $17,119

Cash invested: $55,440 (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: 529
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-181

Break-even live

Break-even rent $1,732

Max offer price $171,791

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-113	+0% $-181	+5% $-250	+10% $-318
Rent	-10% $-300	-5% $-240	+0% $-181	+5% $-122	+10% $-62
Rate	-1.0pp $-81	-0.5pp $-131	base $-181	+0.5pp $-232	+1.0pp $-285

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 W Poplar St Unit D Rogers, AR	2.0	1.0	800	$1,330	$1.66	25d	1	0.73mi
104 W Chestnut St Rogers, AR	2.0	1.0–2.0	769	$1,799	$2.34	16d	22	0.79mi
401 N 1st St Rogers, AR	2.0	1.0–2.0	758	$1,795	$2.37	16d	29	0.96mi
623 N 7th St Rogers, AR	2.0	1.5	1000	$1,350	$1.35	25d	1	1.27mi
1918 S 9th St Unit 215 Rogers, AR	2.0	1.0	875	$935	$1.07	25d	1	1.31mi
1918 S 9th St Unit 236 Rogers, AR	2.0	1.0	875	$935	$1.07	16d	1	1.31mi

Listing history 16 events

1. 2026-06-13
   days on market $198,000 Active 61 DOM
2. 2026-06-10
   days on market $198,000 Active 59 DOM
3. 2026-06-09
   days on market $198,000 Active 58 DOM
4. 2026-06-08
   days on market $198,000 Active 57 DOM
5. 2026-06-07
   days on market $198,000 Active 56 DOM
6. 2026-06-05
   days on market $198,000 Active 53 DOM
7. 2026-06-03
   days on market $198,000 Active 52 DOM
8. 2026-06-02
   days on market $198,000 Active 51 DOM
9. 2026-06-01
   days on market $198,000 Active 50 DOM
10. 2026-05-31
    days on market $198,000 Active 49 DOM
11. 2026-05-31
    days on market $198,000 Active 48 DOM
12. 2026-04-12
    listed $198,000 Active
13. 2016-11-01
    soldstatus $85,000
14. 2016-10-28
    soldstatus $85,000 325-char remark

    Show marketing remark (325 chars)

    Cute home in Rogers on a large corner lot. Features include 3 bed 1.5 bath, tile and carpet floors, covered patio, large backyard and side yard, shaded with mature trees, detached garage with inlaw quarters. Inlaw quarters include 1 bath, 1 bed, and living area with kitchenette. Don't miss this quaint home before it's gone!

15. 2016-07-28
    listed $85,000 325-char remark

    Show marketing remark (325 chars)

    Cute home in Rogers on a large corner lot. Features include 3 bed 1.5 bath, tile and carpet floors, covered patio, large backyard and side yard, shaded with mature trees, detached garage with inlaw quarters. Inlaw quarters include 1 bath, 1 bed, and living area with kitchenette. Don't miss this quaint home before it's gone!

16. 1999-02-02
    soldstatus $49,000

ⓘ 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 ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,034
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$5,760
• Taxable loss: −$5,663
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-814/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

+304.1% since first listed

5 events — show timeline

• 2026-04-12 Listed $198,000 NWARMLS
• 2016-11-01 Sold (Public Records) $85,000 Public Records
• 2016-10-28 Sold (MLS) $85,000 NWARMLS
• 2016-07-28 Listed $85,000 NWARMLS
• 1999-02-02 Sold (Public Records) $49,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $238 · -19.1% YoY. Source: county tax records.