641 Apollo Ave · Centerton, AR 72713

$227,426

3 bd · 2.0 ba · 1,093 sqft · SingleFamily · 15 Days on market

Built 2026 Excellent condition $208/sqft · 24% below area Est $300k · 24% under

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Why this score? — see what drove the C- 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
• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

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 $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (31.0% below list).
• Recommended offer: $157k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 887 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $156,925 (31.0% 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. 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.
5. 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.
6. 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: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $299,608
• List price: $227,426
• Delta: -24.09%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1590 Joseph Way	1.38mi	3/2.0	1,132 (+4%)	2mo	$275,000	$243	58
871 Bliss St	1.47mi	3/2.0	1,131 (+4%)	3mo	$228,000	$202	57
129 Southland St	1.49mi	3/1.0	1,062 (-3%)	4mo	$239,900	$226	53
516 Hill Cir	1.47mi	3/1.0	1,040 (-5%)	1mo	$230,000	$221	52
278 Centerpoint Dr	1.36mi	3/2.0	1,184 (+8%)	1mo	$248,000	$209	50
700 Ponderosa St	1.36mi	3/2.0	1,222 (+12%)	1mo	$255,000	$209	44
693 Olivia Ln	1.31mi	3/2.0	1,317 (+20%)	0mo	$282,000	$214	40
1220 Shiraz Dr	1.42mi	3/2.0	1,364 (+25%)	3mo	$248,000	$182	37
677 Olivia Ln	1.32mi	3/2.0	1,354 (+24%)	4mo	$277,000	$205	37
501 Warrick Way	0.72mi	3/2.0	1,363 (+25%)	6mo	$282,500	$207	36
1721 Greenbank Dr	1.14mi	3/2.0	1,300 (+19%)	5mo	$277,000	$213	36
720 Cass Rd	1.49mi	3/2.0	1,326 (+21%)	6mo	$260,000	$196	35

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

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.55×
• Total profit: $98,725
• Equity at exit: $204,883

10-year hold

• IRR: 17.2%
• Equity multiple: 5.71×
• Total profit: $300,093
• Equity at exit: $441,839

Cash invested: $63,679 (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: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $226,142 ($207/sqft)
• Median days on market: 42 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +32.5% above current asking $/sqft

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

ZIP-level market 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 887
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,411/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-332

Break-even live

Break-even rent $1,989

Max offer price $179,388

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-253	+0% $-332	+5% $-411	+10% $-489
Rent	-10% $-456	-5% $-394	+0% $-332	+5% $-270	+10% $-208
Rate	-1.0pp $-217	-0.5pp $-274	base $-332	+0.5pp $-391	+1.0pp $-451

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: $56,856
• Closing costs: $6,823
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2131 Wildflower Dr Centerton, AR	4.0	2.0	1433	$1,600	$1.12	15d	1	0.22mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	72d	1	0.50mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	72d	1	0.50mi
231 Graystone Cir Centerton, AR	3.0	2.0	1128	$1,225	$1.09	70d	1	0.53mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	980	$1,500	$1.53	15d	12	0.76mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	63d	1	0.83mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	63d	1	0.86mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	72d	1	1.18mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	70d	1	1.22mi
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	72d	1	1.28mi
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	63d	1	1.29mi
650 Appleridge Dr Centerton, AR	2.0	2.0	1156	$1,300	$1.12	72d	1	1.42mi
662 Appleridge Dr Centerton, AR	2.0	2.0	1182	$1,300	$1.10	72d	1	1.43mi

Listing history 6 events

1. 2026-06-05
   days on market $227,426 Active 15 DOM
2. 2026-06-03
   days on market $227,426 Active 14 DOM
3. 2026-06-02
   days on market $227,426 Active 13 DOM
4. 2026-06-01
   days on market $227,426 Active 12 DOM
5. 2026-05-31
   days on market $227,426 Active 11 DOM
6. 2026-05-31
   days on market $227,426 Active 10 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,831
• − Mortgage interest: −$12,739
• − Property taxes: −$3,411
• − Insurance: −$1,137
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$6,616
• Taxable loss: −$8,086
• Est. tax savings @ 24.0%: +$1,941
• After-tax cash flow: $-2,043/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 · 3 photos

Excellent 95/100 None rehab

This modern single-family home is in excellent condition with no visible repairs needed. It's move-in ready and would benefit from a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Interior cleaning — Prepares the home for showings and potential buyers ↑

D Composite school gradezoned avg 51/100

Zoned Schools

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): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2% 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 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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