1356 Farm Road 2272 · Pea Ridge, AR 65772

$72,500

5 bd · 1.0 ba · 1,744 sqft · SingleFamily · 80 Days on market

Built 1975 1.00 ac lot ↓ 42% since listing

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Why this score? — see what drove the B 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

Key facts

• 1 acre lot
• Built 1975
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.4% 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.
• Southwest R-V (rural): math 19% / reading 32% proficiency, ranked #288 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southwest Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 347 students, 64% FRL); Southwest Middle (math 18% / reading 28%, grade F, #330 of 391 statewide, top 84%, 219 students, 61% FRL); Southwest High (math 17% / reading 54%, grade F, #314 of 521 statewide, top 61%, 262 students, 56% FRL).
• Market conditions: 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($501 loan paydown + $2k appreciation (3.2% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $50k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.62%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.03×
• Total profit: $41,268
• Equity at exit: $33,241

10-year hold

• IRR: 35.7%
• Equity multiple: 6.00×
• Total profit: $101,481
• Equity at exit: $51,734

Cash invested: $20,300 (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 65772

• Home prices YoY: 1.5%
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $501

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 56%

Sensitivity live

Price	-10% $551	-5% $526	+0% $501	+5% $476	+10% $451
Rent	-10% $401	-5% $451	+0% $501	+5% $551	+10% $601
Rate	-1.0pp $538	-0.5pp $519	base $501	+0.5pp $482	+1.0pp $463

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2023-03-28
   status Pending

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

2. 2023-03-28
   status Pending 295-char remark

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

3. 2023-03-28
   price $72,500

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

4. 2023-03-17
   price $72,500 295-char remark

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

5. 2023-01-27
   price $99,900

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

6. 2023-01-27
   price $99,900 295-char remark

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

7. 2023-01-07
   listed $122,500 Active
8. 2023-01-06
   listed $122,500 Active 295-char remark

   Show marketing remark (295 chars)

   Great home or investment property with some sweat equity and updating on this 1 acre of land just north of the Missouri border. There is a green house with metal roof. Cash or in-house bank financing likely due to condition of home. Utilities are not turned on and water heater is not hooked up.

9. 2021-08-06
   listed $125,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,221
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,109
• Taxable income: $5,166
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,773/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: Southwest R-V
• NCES district ID: 2928710
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,609
• Composite: 21.05/100
• National rank: #8449
• State rank: #288 of 324 in MO

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

• City population: 9,997
• Population (ZIP): 2,578

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Iranian 3% Scottish 2% Romanian 1%
• Languages at home: 97% English-only · Korean 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.16%
• Current HPI: 208.6569
• Rent YoY: —
• Metro: —
• 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

-42.0% since first listed

9 events — show timeline

• 2023-03-28 Pending — SOMO
• 2023-03-28 Pending — NWARMLS
• 2023-03-28 Price Changed $72,500 SOMO
• 2023-03-17 Price Changed $72,500 NWARMLS
• 2023-01-27 Price Changed $99,900 SOMO
• 2023-01-27 Price Changed $99,900 NWARMLS
• 2023-01-07 Listed $122,500 SOMO
• 2023-01-06 Listed $122,500 NWARMLS
• 2021-08-06 Listed $125,000 SOMO