1100-3 Bungalow Plan · Centerton, AR 72712

$225,170

3 bd · 2.0 ba · 1,093 sqft · SingleFamily · 42 Days on market

Good condition $206/sqft · 8% below area Est $246k · 8% 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 +11.3/15.0
• Cash flow +7.8/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The 1100 Bungalow floor plan is a 3 bed, 2 bath 1100 square foot home that provides a safe, modern, and tranquil place for buyers to call home. LVP flooring and carpet in your home with durability and style. Created with the first-time homebuyer or savvy investors in mind, residents can be situated within walking distance of exciting neighborhood amenities, premier school districts and downtown life in Northwest Arkansas.

Key facts

• Walking distance
• Lvp flooring
• Downtown life

Tags

• LVP FLOORING
• WALKING DISTANCE
• PREMIER SCHOOL DISTRICTS
• DOWNTOWN LIFE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (26.5% below list).
• Recommended offer: $166k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.0% in Centerton — 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 77/100 on livability (#11 in AR, #3,194 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Bentonville School District (urban): math 59% / reading 59% proficiency, ranked #3 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 1164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 18% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• 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 42 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,592 (26.5% 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 42 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $245,832
• List price: $225,170
• Delta: -8.41%
• 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
661 Discovery Ave	0.08mi	2/2.5 (-1)	1,100 (+1%)	0mo	$226,085	$206	88
530 Discovery Ave	0.11mi	2/2.0 (-1)	1,100 (+1%)	2mo	$225,170	$205	88
701 Discovery Ave	0.11mi	2/2.5 (-1)	1,100 (+1%)	0mo	$229,369	$209	87
660 Discovery Ave	0.11mi	2/2.5 (-1)	1,100 (+1%)	1mo	$230,114	$209	86
551 Solar St	0.16mi	2/2.5 (-1)	1,100 (+1%)	1mo	$229,369	$209	83
630 Discovery Ave	0.18mi	2/2.5 (-1)	1,100 (+1%)	1mo	$227,085	$206	83
651 Discovery Ave	0.09mi	3/2.5	1,250 (+14%)	0mo	$242,726	$194	69
730 Discovery Ave	0.08mi	2/2.5 (-1)	1,250 (+14%)	1mo	$241,328	$193	65
571 Discovery Ave	0.09mi	2/2.5 (-1)	1,250 (+14%)	2mo	$241,743	$193	63
1070 Boardwalk Ave	0.25mi	3/2.5	1,250 (+14%)	0mo	$225,000	$180	62
541 Discovery Ave	0.13mi	2/2.5 (-1)	1,250 (+14%)	2mo	$241,328	$193	61
561 Discovery Ave	0.20mi	2/2.5 (-1)	1,250 (+14%)	1mo	$242,311	$194	58

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.21×
• Total profit: $-49,905
• Equity at exit: $33,574

10-year hold

• IRR: -13.9%
• Equity multiple: 0.15×
• Total profit: $-53,776
• Equity at exit: $19,469

Cash invested: $63,048 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 102 active · 45 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $241,328 ($197/sqft)
• Median days on market: 75 d
• This list price: 1% of active listings are priced below it
• ARV vs active asking: +14.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72712

• Home prices YoY: -15.5%
• Rents YoY: 4.4%
• Active inventory: 1164
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$1,181
• Tax est. 1.5%: −$281 /mo · $3,378/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-248

Break-even live

Break-even rent $1,970

Max offer price $189,295

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-170	+0% $-248	+5% $-326	+10% $-404
Rent	-10% $-379	-5% $-313	+0% $-248	+5% $-183	+10% $-117
Rate	-1.0pp $-135	-0.5pp $-191	base $-248	+0.5pp $-306	+1.0pp $-366

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: $56,292
• Closing costs: $6,755
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	164d	1	0.06mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	162d	1	0.07mi
840 Illinois Ave Bentonville, AR	2.0	1.0	815	$1,200	$1.47	29d	1	0.07mi
840 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,400	$1.27	51d	1	0.07mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,395	$1.27	28d	1	0.08mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	164d	1	0.08mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	164d	1	0.09mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	164d	1	0.09mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,395	$1.12	10d	1	0.10mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	164d	1	0.11mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	164d	1	0.11mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	10d	1	0.12mi
821 Massachusetts Ave Bentonville, AR	2.0	2.5	1250	$1,600	$1.28	10d	1	0.13mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	164d	1	0.13mi
901 Tennessee Ave Bentonville, AR	2.0	3.0	1250	$1,600	$1.28	51d	1	0.14mi
901 Tennessee Ave Bentonville, AR	2.0	3.0	1250	$1,550	$1.24	10d	1	0.14mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	164d	1	0.14mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	164d	1	0.15mi
950 Ventnor Ave Bentonville, AR	3.0	2.0	1178	$1,425	$1.21	41d	1	0.16mi
861 States Ave Bentonville, AR	3.0	2.5	1250	$1,400	$1.12	7d	1	0.16mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	164d	1	0.17mi
550 Discovery Ave Centerton, AR	2.0	2.5	1250	$1,549	$1.24	28d	1	0.18mi
550 Discovery Ave Centerton, AR	2.0	2.5	1250	$1,595	$1.28	44d	1	0.18mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	164d	1	0.19mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	164d	1	0.19mi
501 Solar St Bentonville, AR	2.0	2.5	1250	$1,495	$1.20	10d	1	0.20mi
501 Discovery Ave Bentonville, AR	3.0	2.5	1250	$1,695	$1.36	10d	1	0.20mi
1020 Ventnor Ave Bentonville, AR	3.0	2.5	1250	$1,450	$1.16	2d	1	0.20mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	164d	1	0.20mi
1041 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$2,340	$2.13	2d	1	0.21mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	164d	1	0.22mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	164d	1	0.22mi
1050 Ventnor Ave Bentonville, AR	2.0	2.5	1250	$1,400	$1.12	2d	1	0.22mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	164d	1	0.22mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	164d	1	0.23mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	155d	1	0.23mi
1060 Indiana Ave Unit 1621847P Bentonville, AR	2.0	2.0	1248	$3,052	$2.45	7d	1	0.23mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,395	$1.27	10d	1	0.24mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	164d	1	0.24mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	164d	1	0.24mi

Listing history 14 events

1. 2026-06-18
   days on market $225,170 Active 42 DOM
2. 2026-06-17
   days on market $225,170 Active 41 DOM
3. 2026-06-15
   days on market $225,170 Active 39 DOM
4. 2026-06-14
   days on market $225,170 Active 37 DOM
5. 2026-06-10
   pricedays on market $225,170 Active 34 DOM
6. 2026-06-09
   days on market $224,170 Active 33 DOM
7. 2026-06-08
   days on market $224,170 Active 32 DOM
8. 2026-06-07
   days on market $224,170 Active 31 DOM
9. 2026-06-05
   days on market $224,170 Active 28 DOM
10. 2026-06-03
    days on market $224,170 Active 27 DOM
11. 2026-06-02
    days on market $224,170 Active 26 DOM
12. 2026-06-01
    days on market $224,170 Active 25 DOM
13. 2026-05-31
    days on market $224,170 Active 24 DOM
14. 2026-05-31
    days on market $224,170 Active 23 DOM

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,871
• − Mortgage interest: −$12,613
• − Property taxes: −$3,378
• − Insurance: −$1,126
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$6,550
• Taxable loss: −$6,975
• Est. tax savings @ 24.0%: +$1,674
• After-tax cash flow: $-1,301/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern, well-maintained home with a good condition score is ready for immediate occupancy and can be easily enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Osage Creek Elementary School B- AR #37/454 Nat'l #7,053/41,679 Middle Grimsley Junior High School B- AR #22/201 Nat'l #2,564/14,009 High Bentonville West High School D AR #18/292 Nat'l #6,282/17,239

Schools (NCES district)

• District: Bentonville School District
• NCES district ID: 0503060
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $66,721
• Composite: 51.85/100
• National rank: #1661
• State rank: #3 of 238 in AR

B Composite livability gradescore 77/100

Livability — Centerton

• Score: 77/100
• State rank: #11
• US rank: #3194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerton, AR
• County: Benton County · 318,683 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 38,690
• Household income: $110,514
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Two or more races 17% Hispanic / Latino 10% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 7%
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 2%

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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: ▼ -66.76%
• Current HPI: 365.1641
• Rent YoY: ▲ 4.39%
• Metro: Fayetteville-Springdale-Rogers, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

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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