142 Patton St · Pea Ridge, AR 72751

$199,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 36 Days on market

0.68 ac lot $151/sqft · 15% below area Est $234k · 15% under

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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 +19.8/30.0
• ARV discount +14.3/15.0
• Appreciation +8.7/10.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the center of Pea Ridge, this property is close to every thing! Two lots included with (+/-) . 68 acres of beautiful cleared land. A fixer upper waiting for some TLC! Would be great as an investment or rental. Snag this property today!

Key facts

• 0.68 acre lot
• Garage
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $180k (9.5% below list).
• Recommended offer: $180k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• 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.
• Market conditions: 423 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $16k of equity ($1k loan paydown + $15k appreciation (7.5% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $199k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $180,071 (9.5% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $234,433
• List price: $199,000
• Delta: -15.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Mcculloch St	0.14mi	3/1.0	1,294 (-2%)	1mo	$237,500	$184	90
1051 Asboth St	0.13mi	2/1.5 (-1)	1,392 (+6%)	5mo	$215,000	$154	73
940 Eagle Crest Dr	0.44mi	3/2.0	1,338 (+2%)	1mo	$257,000	$192	72
446 W Pickens Rd	0.53mi	3/1.5	1,300 (-1%)	4mo	$216,000	$166	68
117 Van Dorn St	0.08mi	3/2.0	1,486 (+13%)	5mo	$165,000	$111	67
465 Greene St	0.39mi	3/2.0	1,224 (-7%)	1mo	$215,000	$176	65
522 Lee Town Dr	0.49mi	2/1.5 (-1)	1,284 (-2%)	1mo	$246,900	$192	65
360 Benton Dr	0.57mi	3/2.0	1,270 (-4%)	0mo	$263,000	$207	63
1893 Hayden Rd	0.68mi	3/2.0	1,304 (-1%)	2mo	$254,900	$195	61
339 Davis St	0.43mi	4/1.5 (+1)	1,431 (+9%)	2mo	$220,000	$154	57
2018 Hayden Rd	0.75mi	3/1.5	1,260 (-4%)	2mo	$225,000	$179	54
106 Henry Little Cir	0.73mi	3/1.5	1,410 (+7%)	1mo	$275,000	$195	51

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: 22.8%
• Equity multiple: 2.62×
• Total profit: $90,449
• Equity at exit: $144,159

10-year hold

• IRR: 21.0%
• Equity multiple: 5.50×
• Total profit: $250,960
• Equity at exit: $279,700

Cash invested: $55,720 (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: 423
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $238

Break-even live

Break-even rent $1,499

Max offer price $199,000

Occupancy floor 82%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	43d	1	0.29mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	0.52mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	0.53mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	0.53mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	0.54mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	0.55mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	43d	1	0.62mi
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	13d	18	0.66mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	23d	1	0.67mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	23d	1	0.67mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	0.73mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	21d	1	0.74mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	23d	1	0.78mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	43d	1	0.78mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	0.79mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	43d	1	0.79mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	21d	1	0.80mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	21d	1	0.85mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	13d	1	0.87mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	44d	1	0.93mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	43d	1	1.01mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	23d	1	1.01mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	44d	1	1.08mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	23d	1	1.09mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.09mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.10mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.10mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	43d	1	1.12mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	21d	1	1.12mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.13mi
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	13d	1	1.26mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	13d	1	1.33mi

Listing history 4 events

1. 2026-05-13
   price $199,000 246-char remark

   Show marketing remark (246 chars)

   Located in the center of Pea Ridge, this property is close to every thing! Two lots included with (+/-) . 68 acres of beautiful cleared land. A fixer upper waiting for some TLC! Would be great as an investment or rental. Snag this property today!

2. 2026-04-22
   listed $235,000 Active 246-char remark

   Show marketing remark (246 chars)

   Located in the center of Pea Ridge, this property is close to every thing! Two lots included with (+/-) . 68 acres of beautiful cleared land. A fixer upper waiting for some TLC! Would be great as an investment or rental. Snag this property today!

3. 2024-08-20
   price $189,900
4. 2000-06-27
   soldstatus $72,000

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$579/yr (+$48/mo · 83.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 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: $21,609
• − Mortgage interest: −$11,147
• − Property taxes: −$695
• − Insurance: −$995
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,789
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $2,972/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

+176.4% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $199,000 NWARMLS
• 2026-04-22 Listed $235,000 NWARMLS
• 2024-08-20 Price Changed $189,900 NWARMLS
• 2000-06-27 Sold (Public Records) $72,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $695 · +465.5% YoY. Source: county tax records.