2822 Highland Dr · Rogers, AR 72756

$350,000

3 bd · 2.5 ba · 2,355 sqft · SingleFamily public records · 123 Days on market

Built 1985 0.30 ac lot Est $464k · 25% under $7/mo HOA

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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 +15.0/15.0
• Cash flow +11.1/30.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Large 2355(+/-) SF. Great neighborhood, convenient to trails, shopping, schools. 2 living areas, huge great room with gas fireplace, 3 skylights give natural light. Office features a wet bar as well as an in-ground storm shelter. Primary bath has a unique heart shaped whirlpool plus a new shower. No bathtubs, 2 walk-in showers, 1 recently installed. New siding, soffits, gutters, side door from office to exterior, new carpet in bedrooms and office. Recently painted inside and out. Lots of upgrades have been done, complete to make it yours! Selling "AS-IS, WHERE-IS".

Key facts

• Gas fireplace
• Huge great room
• Convenient to trails

Tags

• CONVENIENT TO TRAILS
• CONVENIENT TO SHOPPING
• CONVENIENT TO SCHOOLS
• HUGE GREAT ROOM
• GAS FIREPLACE
• 3 SKYLIGHTS

Property features AI

Finance

• HOA & community: Homeowners association: Turtle Creek Place POA; HOA fee $79 annually; HOA fee includes common areas; Community features include biking, park, trails/paths, and proximity to a fire station

Exterior

• Parking: Attached garage with garage door opener; 2 covered spaces
• Security: Storm shelter; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Brick construction; Architectural shingle roof; Faces south; Slab foundation
• Construction: Brick construction; Architectural shingle roof; Built 25+ years ago
• Exterior features: Concrete driveway; Enclosed patio/porch; Patio; Porch; Exterior storage; Chain link, partial privacy, and wood fencing; Storm shelter; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric range; Microwave (with hood fan); Disposal; Refrigerator; Plumbed for ice maker
• Bedrooms: Bonus room; Great room; Library; Office
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Wet bar; Ceiling fans; Pantry; Skylights; Walk-in closets; Window treatments; Double-pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (30.9% below list).
• Recommended offer: $242k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.6% 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: Grace Hill Elementary School (math 37% / reading 27%, grade F, #278 of 454 statewide, top 64%, 448 students, 76% FRL); Oakdale Middle School (math 36% / reading 38%, grade F, #109 of 201 statewide, top 56%, 850 students, 66% FRL); Rogers Heritage High School (math 25% / reading 35%, grade F, #138 of 292 statewide, top 48%, 2,080 students, 48% FRL).
• Zoned-school proficiency averages 33% at this address vs 45% district-wide (-12 pts) — the specific schools serving this property underperform the Rogers School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+10.0%/yr); 529 active listings in the ZIP; 24 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).
• This rent runs 40% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 123 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $113k; list at $350k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,880 (30.9% 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 123 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $463,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 N Valley West Dr	0.32mi	3/2.0	2,390 (+2%)	1mo	$345,000	$144	80
708 N 28th St	0.26mi	3/2.5	2,195 (-7%)	8mo	$439,000	$200	70
716 N 28th St	0.30mi	3/2.5	2,283 (-3%)	14mo	$450,000	$197	70
606 Valley West Dr	0.31mi	3/2.0	2,372 (+1%)	23mo	$380,000	$160	63
2710 W Wood St	0.24mi	4/2.0 (+1)	2,131 (-10%)	4mo	$460,000	$216	63
700 Woodland Dr	0.34mi	4/2.5 (+1)	2,574 (+9%)	4mo	$450,000	$175	61
2707 Kathy Ln	0.42mi	3/2.5	2,456 (+4%)	16mo	$470,000	$191	60
701 Turtle Creek Dr	0.20mi	3/2.0	2,075 (-12%)	12mo	$440,000	$212	59
2509 W Orleans Dr	0.53mi	3/2.5	2,391 (+2%)	21mo	$444,750	$186	55
2615 W Dauphine Dr	0.42mi	4/2.5 (+1)	2,527 (+7%)	17mo	$510,000	$202	49
3501 W Center St	0.73mi	4/2.0 (+1)	2,126 (-10%)	15mo	$440,000	$207	30
2504 W Marquette Rd	0.64mi	3/2.0	2,041 (-13%)	21mo	$345,500	$169	28

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-52,911
• Equity at exit: $52,186

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $14
• Equity at exit: $30,262

Cash invested: $98,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$146
• HOA: −$7
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-138

Break-even live

Break-even rent $2,593

Max offer price $325,624

Occupancy floor —

Sensitivity live

Price	-10% $60	-5% $-39	+0% $-138	+5% $-636	+10% $-757
Rent	-10% $-329	-5% $-234	+0% $-138	+5% $-42	+10% $53
Rate	-1.0pp $38	-0.5pp $-49	base $-138	+0.5pp $-229	+1.0pp $-321

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2814 W Valley W Ct Rogers, AR	3.0	2.0	1794	$1,800	$1.00	25d	1	0.32mi
2311 W Willow St Rogers, AR	3.0	2.0	1693	$1,699	$1.00	16d	1	0.84mi
4100 W Olive St Rogers, AR	3.0	2.5	2100	$2,900	$1.38	25d	1	1.09mi
4102 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.10mi
4104 W Wood St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.10mi
4104 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.10mi
4106 W Wood St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.11mi
4106 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.11mi
4108 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.11mi
4110 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.11mi
4110 W Wood St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.11mi
4112 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.12mi
4114 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.12mi
4116 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.13mi
4118 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.13mi
4120 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.13mi
4124 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.14mi
4126 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.15mi
4128 W Olive St Unit 26 Rogers, AR	3.0	2.5	2147	$2,750	$1.28	22d	1	1.15mi
4128 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	25d	1	1.15mi
4128 W Olive St Unit 10 Rogers, AR	3.0	2.5	2147	$2,450	$1.14	25d	1	1.15mi
4128 W Olive St Rogers, AR	3.0	2.5	2147	$2,650	$1.23	16d	1	1.15mi
1109 N Wren Dr Rogers, AR	4.0	2.0	2202	$3,300	$1.50	25d	1	1.19mi
4303 W Olive St Rogers, AR	4.0	2.0	2082	$2,000	$0.96	25d	1	1.24mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: gaspool

Listing history 21 events

1. 2026-06-21
   days on market $350,000 Active 123 DOM
2. 2026-06-18
   days on market $350,000 Active 120 DOM
3. 2026-06-17
   days on market $350,000 Active 119 DOM
4. 2026-06-16
   days on market $350,000 Active 118 DOM
5. 2026-06-15
   days on market $350,000 Active 117 DOM
6. 2026-06-14
   days on market $350,000 Active 115 DOM
7. 2026-06-13
   days on market $350,000 Active 114 DOM
8. 2026-06-10
   days on market $350,000 Active 112 DOM
9. 2026-06-09
   days on market $350,000 Active 111 DOM
10. 2026-06-08
    days on market $350,000 Active 110 DOM
11. 2026-06-07
    days on market $350,000 Active 109 DOM
12. 2026-06-05
    days on market $350,000 Active 106 DOM
13. 2026-06-03
    days on market $350,000 Active 105 DOM
14. 2026-06-02
    days on market $350,000 Active 104 DOM
15. 2026-06-01
    days on market $350,000 Active 103 DOM
16. 2026-05-31
    days on market $350,000 Active 102 DOM
17. 2026-05-31
    days on market $350,000 Active 101 DOM
18. 2026-04-14
    price $350,000
19. 2026-03-16
    price $379,000
20. 2026-02-18
    listed $389,000 Active
21. 1999-05-10
    soldstatus $113,000

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$1,513/yr (+$126/mo · 208.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,026
• − Mortgage interest: −$19,605
• − Property taxes: −$727
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − HOA: −$84
• − Depreciation: −$10,182
• Taxable loss: −$7,967
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $256/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

+209.7% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $350,000 NWARMLS
• 2026-03-16 Price Changed $379,000 NWARMLS
• 2026-02-18 Listed $389,000 NWARMLS
• 1999-05-10 Sold (Public Records) $113,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $727 · -11.1% YoY. Source: county tax records.