871 Bliss St · Centerton, AR 72719

$225,000

3 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 3 Days on market

Built 2003 6,969 sqft lot Est $231k · 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).

• ARV discount +8.6/15.0
• Cash flow +8.5/30.0
• Schools +5.2/10.0
• Appreciation +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home offering great value in a hard-to-find price range! Fresh interior paint and new carpet create a move-in ready feel. Kitchen appliances include refrigerator, washer, and dryer—all to convey as-is. Additional features include a spacious 2-car garage and functional layout for everyday living. Major updates completed around 2020 include roof, gutters, and garage door for added peace of mind. Ideally located with convenient access to shopping, dining, and amenities. Whether you’re a first-time buyer, downsizing, or investing, this home presents a fantastic opportunity in a desirable location!

Key facts

• Kitchen appliances
• New carpet
• Spacious garage

Tags

• FRESH INTERIOR PAINT
• NEW CARPET
• KITCHEN APPLIANCES
• SPACIOUS GARAGE
• FUNCTIONAL LAYOUT
• MAJOR UPDATES

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (30.5% below list).
• Recommended offer: $156k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 20 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $225k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $156,435 (30.5% 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. 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: 0.70% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $230,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Bliss St	0.00mi	3/2.0	1,131 (0%)	1mo	$228,000	$202	99
211 Sun Meadow Dr	0.38mi	3/2.0	1,116 (-1%)	6mo	$225,000	$202	75
200 Sun Meadow Dr	0.40mi	3/2.0	1,116 (-1%)	6mo	$243,000	$218	74
816 Michael St	0.21mi	3/2.0	1,209 (+7%)	7mo	$223,500	$185	73
1071 Bliss St	0.23mi	3/2.0	1,230 (+9%)	6mo	$255,000	$207	70
510 Sun Mdw	0.15mi	3/2.0	1,275 (+13%)	6mo	$259,900	$204	67
916 Zachary St	0.38mi	3/2.0	1,246 (+10%)	0mo	$240,000	$193	65
1340 Forest Dr	0.64mi	3/2.0	1,148 (+2%)	8mo	$250,000	$218	61
421 N D St	0.40mi	3/2.0	1,299 (+15%)	0mo	$269,000	$207	56
129 Southland St	0.60mi	3/1.0	1,062 (-6%)	2mo	$239,900	$226	56
269 Fern St	0.75mi	3/2.0	1,200 (+6%)	2mo	$230,000	$192	54
228 N C St	0.57mi	3/2.0	1,014 (-10%)	5mo	$199,900	$197	52

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: -11.8%
• Equity multiple: 0.50×
• Total profit: $-31,806
• Equity at exit: $55,719

10-year hold

• IRR: -7.0%
• Equity multiple: 0.39×
• Total profit: $-38,516
• Equity at exit: $59,716

Cash invested: $63,000 (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 72719

• Home prices YoY: -0.3%
• Rents YoY: 0.6%
• Active inventory: 458
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$159 /mo · $1,902/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-196

Break-even live

Break-even rent $1,813

Max offer price $190,313

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Appleridge Dr Centerton, AR	2.0	2.0	1156	$1,300	$1.12	23d	1	0.08mi
662 Appleridge Dr Centerton, AR	2.0	2.0	1182	$1,300	$1.10	23d	1	0.09mi
720 Appleridge Dr Centerton, AR	2.0	2.0	1200	$1,300	$1.08	14d	1	0.14mi
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	23d	1	0.20mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	21d	1	0.25mi
813 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	23d	1	0.27mi
901 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	23d	1	0.29mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	23d	1	0.29mi
616 Sadie Ln Centerton, AR	2.0	2.0	1000	$1,000	$1.00	23d	1	0.56mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	980	$1,500	$1.53	14d	16	0.72mi
182 E 2nd St Centerton, AR	3.0	2.0	1468	$1,650	$1.12	14d	1	0.73mi
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	14d	1	0.90mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	0.94mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	0.94mi
231 Graystone Cir Centerton, AR	3.0	2.0	1128	$1,225	$1.09	21d	1	0.94mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	23d	1	0.98mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	23d	1	0.98mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	14d	25	1.23mi
803 SW Green World St Bentonville, AR	3.0	2.0	1422	$1,695	$1.19	23d	1	1.44mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	23d	1	1.50mi

Listing history 3 events

1. 2026-04-02
   status Pending
2. 2026-03-30
   listed $225,000 Active
3. 2003-03-19
   soldstatus $79,000

ⓘ 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: $1,902 · $159/mo
• Projected year-2 tax: $1,902 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,772
• − Mortgage interest: −$12,603
• − Property taxes: −$1,902
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$6,545
• Taxable loss: −$6,407
• Est. tax savings @ 24.0%: +$1,538
• After-tax cash flow: $-818/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

+184.8% since first listed

3 events — show timeline

• 2026-04-02 Pending — NWARMLS
• 2026-03-30 Listed $225,000 NWARMLS
• 2003-03-19 Sold (Public Records) $79,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,902 · +10.6% YoY. Source: county tax records.