278 Centerpoint Dr · Centerton, AR 72719

$247,500

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 10 Days on market

Built 1988 0.27 ac lot Est $242k · at est.

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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).

• Cash flow +9.3/30.0
• ARV discount +6.4/15.0
• Schools +5.2/10.0
• Appreciation +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Welcome home to this charming property nestled in an established neighborhood, in the heart of Centerton. Surrounded by mature trees and greenery, this property offers ample outdoor privacy. Inside, you will be welcomed with a spacious living area, wood burning fireplace, new carpet, and an additional flex space in the garage that could act as a home office, hobby room and more. Conveniently located just minutes from Bentonville square, Walmart home office, and top-rated schools, this home combines small-town charm with easy access to modern amenities.

Key facts

• Flex space
• Outdoor privacy
• Mature trees

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• OUTDOOR PRIVACY
• WOOD BURNING FIREPLACE
• FLEX SPACE
• HOME OFFICE

Property features AI

Finance

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

Exterior

• Parking: Attached garage; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water
• Home design: Single-story; Frame construction; Asphalt shingle roof; Slab foundation
• Construction: Frame construction; Asphalt shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Partial fencing; Level lot; Near park; Subdivision; Located on a public/shared road

Interior

• Kitchen: Dishwasher; Electric cooktop; Plumbed for ice maker
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Blinds; Attic; Ceiling fan(s); Eat-in kitchen; Storage; Window treatments; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (34.4% below list).
• Recommended offer: $162k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% 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 flat; 458 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 17% of the median local income ($114k/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 (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $111k; list at $248k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,289 (34.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.66% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $241,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Fern St	0.16mi	3/2.0	1,200 (+1%)	2mo	$230,000	$192	89
200 Sun Meadow Dr	0.29mi	3/2.0	1,116 (-6%)	6mo	$243,000	$218	72
211 Sun Meadow Dr	0.31mi	3/2.0	1,116 (-6%)	6mo	$225,000	$202	71
327 Township Dr	0.08mi	3/2.0	1,319 (+11%)	8mo	$260,000	$197	71
750 Dogwood St	0.22mi	3/2.0	1,297 (+10%)	5mo	$275,000	$212	70
129 Southland St	0.17mi	3/1.0	1,062 (-10%)	2mo	$239,900	$226	69
770 Dogwood St	0.22mi	3/2.0	1,322 (+12%)	8mo	$276,000	$209	64
421 N D St	0.49mi	3/2.0	1,299 (+10%)	0mo	$269,000	$207	61
871 Bliss St	0.69mi	3/2.0	1,131 (-4%)	1mo	$228,000	$202	60
510 Sun Mdw	0.55mi	3/2.0	1,275 (+8%)	6mo	$259,900	$204	56
228 N C St	0.35mi	3/2.0	1,014 (-14%)	5mo	$199,900	$197	56
720 Cass Rd	0.46mi	3/2.0	1,326 (+12%)	4mo	$260,000	$196	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.53×
• Total profit: $-32,472
• Equity at exit: $61,291

10-year hold

• IRR: -6.0%
• Equity multiple: 0.47×
• Total profit: $-36,541
• Equity at exit: $65,687

Cash invested: $69,300 (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 72719

• Home prices YoY: -0.3%
• Rents YoY: 0.6%
• Active inventory: 458
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$1,298
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-179

Break-even live

Break-even rent $1,849

Max offer price $215,890

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-109	+0% $-179	+5% $-249	+10% $-319
Rent	-10% $-307	-5% $-243	+0% $-179	+5% $-115	+10% $-51
Rate	-1.0pp $-54	-0.5pp $-116	base $-179	+0.5pp $-243	+1.0pp $-308

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	24d	1	0.61mi
182 E 2nd St Centerton, AR	3.0	2.0	1468	$1,650	$1.12	14d	1	0.64mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	21d	1	0.67mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	24d	1	0.70mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	980	$1,500	$1.53	14d	16	0.73mi
616 Sadie Ln Centerton, AR	2.0	2.0	1000	$1,000	$1.00	24d	1	0.74mi
650 Appleridge Dr Centerton, AR	2.0	2.0	1156	$1,300	$1.12	24d	1	0.76mi
662 Appleridge Dr Centerton, AR	2.0	2.0	1182	$1,300	$1.10	24d	1	0.78mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	14d	25	0.85mi
720 Appleridge Dr Centerton, AR	2.0	2.0	1200	$1,300	$1.08	14d	1	0.86mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	24d	1	0.93mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	24d	1	0.93mi
231 Graystone Cir Centerton, AR	3.0	2.0	1128	$1,225	$1.09	21d	1	0.93mi
813 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	24d	1	0.96mi
901 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	24d	1	1.00mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	24d	1	1.11mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	14d	1	1.16mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	24d	1	1.19mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	24d	1	1.22mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	24d	1	1.23mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	24d	1	1.24mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	21d	1	1.24mi
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	24d	1	1.25mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	24d	1	1.26mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	24d	1	1.27mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	1.27mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	1.28mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	24d	1	1.28mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	1.28mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	24d	1	1.28mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	1.29mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	24d	1	1.30mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	21d	1	1.30mi
803 SW Green World St Bentonville, AR	3.0	2.0	1422	$1,695	$1.19	24d	1	1.31mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	1.31mi
261 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	24d	1	1.32mi
263 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	24d	1	1.33mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	1.34mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	24d	1	1.34mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	24d	1	1.36mi

Listing history 11 events

1. 2026-06-09
   status $247,500 Pending 10 DOM
2. 2026-06-08
   days on market $247,500 Active 10 DOM
3. 2026-06-07
   days on market $247,500 Active 9 DOM
4. 2026-06-05
   days on market $247,500 Active 6 DOM
5. 2026-06-03
   days on market $247,500 Active 5 DOM
6. 2026-06-02
   days on market $247,500 Active 4 DOM
7. 2026-06-01
   days on market $247,500 Active 3 DOM
8. 2026-05-31
   days on market $247,500 Active 2 DOM
9. 2026-05-29
   listed $247,500 Active
10. 2006-08-04
    soldstatus $111,000
11. 2002-07-19
    soldstatus $68,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$864/yr (+$72/mo · 120.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,475
• − Mortgage interest: −$13,864
• − Property taxes: −$720
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$7,200
• Taxable loss: −$6,662
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $-548/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: 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

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 · 259,241 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 19,701
• Household income: $113,542
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 374.0

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 0.64)
• Race & ethnicity: White 58% Two or more races 25% Hispanic / Latino 14% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 8% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 1% 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: ▼ -0.87%
• Current HPI: 320.376
• Rent YoY: ▲ 0.64%
• 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

+264.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $247,500 NWARMLS
• 2006-08-04 Sold (Public Records) $111,000 Public Records
• 2002-07-19 Sold (Public Records) $68,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $720 · -3.1% YoY. Source: county tax records.