1615 Jones Ln · Pea Ridge, AR 72751

$185,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 22 Days on market

10,454 sqft lot $231/sqft · 15% above area Est $161k · 15% over

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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 +13.5/30.0
• Appreciation +8.7/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks MLS

Cozy 2 bedroom house in the quaint little town of Pea Ridge. Super clean with some updating already done and in move in condition. Layout includes a large kitchen and living room, nice sized bedrooms and a laundry room. Short walk to all of pea ridge's sought after schools. New deck overlooking the private level back yard already equipped with a swing and storage shed.

Key facts

• Pea ridge location
• Quiet street
• Solid footprint

Tags

• PEA RIDGE LOCATION
• QUIET STREET
• SOLID FOOTPRINT
• QUICK ACCESS TO LOCAL SCHOOLS
• SHORT DRIVE TO BENTONVILLE

Property features AI

Finance

• Other: Annual tax amount not included per instructions
• HOA & community: Monthly association fee (amount not specified); Near schools

Exterior

• Parking: Detached carport; 2 covered spaces
• Utilities: Electricity available; Natural gas available; Public water available
• Home design: Single-story; Crawlspace foundation
• Construction: Aluminum siding; Asphalt shingle roof; Crawlspace foundation; Built with aluminum siding
• Exterior features: Deck; Porch; Gravel driveway; Storage structure; Wood privacy fencing; Public road frontage; Level lot; Located in/near central business district

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Mud room; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $8 ($98/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 $163k (12.0% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% 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.
• Zoned schools: Pea Ridge Primary School (575 students, 36% FRL); Pea Ridge Middle School (math 47% / reading 42%, grade D, #61 of 201 statewide, top 32%, 395 students, 34% FRL); Pea Ridge High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 566 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 433 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $15k of equity ($1k loan paydown + $14k 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 $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $94k; list at $185k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $162,865 (12.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,432
• List price: $185,000
• Delta: 14.60%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.36×
• Total profit: $70,612
• Equity at exit: $134,017

10-year hold

• IRR: 17.9%
• Equity multiple: 4.95×
• Total profit: $204,522
• Equity at exit: $260,023

Cash invested: $51,800 (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: 433
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $8

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $72	+0% $8	+5% $-56	+10% $-120
Rent	-10% $-121	-5% $-56	+0% $8	+5% $72	+10% $137
Rate	-1.0pp $101	-0.5pp $55	base $8	+0.5pp $-40	+1.0pp $-89

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	0.34mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	23d	1	0.35mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	0.39mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	45d	1	0.40mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	25d	1	0.40mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	23d	1	0.42mi
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	15d	18	1.03mi

Listing history 8 events

1. 2026-04-27
   listed $185,000 Active 971-char remark
2. 2019-07-24
   soldstatus $94,000 371-char remark

   Show marketing remark (371 chars)

   Cozy 2 bedroom house in the quaint little town of Pea Ridge. Super clean with some updating already done and in move in condition. Layout includes a large kitchen and living room, nice sized bedrooms and a laundry room. Short walk to all of pea ridge's sought after schools. New deck overlooking the private level back yard already equipped with a swing and storage shed.

3. 2019-07-02
   soldstatus $94,000
4. 2019-05-22
   listed $100,000 371-char remark

   Show marketing remark (371 chars)

   Cozy 2 bedroom house in the quaint little town of Pea Ridge. Super clean with some updating already done and in move in condition. Layout includes a large kitchen and living room, nice sized bedrooms and a laundry room. Short walk to all of pea ridge's sought after schools. New deck overlooking the private level back yard already equipped with a swing and storage shed.

5. 2018-01-31
   soldstatus $45,000
6. 2018-01-29
   soldstatus $45,000

   Show marketing remark (103 chars)

   Home is sold "AS IS". There are 3 outbuildings on the property. The property includes 2 lots.

7. 2017-11-23
   listed $59,000

   Show marketing remark (103 chars)

   Home is sold "AS IS". There are 3 outbuildings on the property. The property includes 2 lots.

8. 1985-07-16
   soldstatus $10,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,544
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,382
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $824/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

+1750.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — NWARMLS
• 2026-04-27 Listed $185,000 NWARMLS
• 2019-07-24 Sold (MLS) $94,000 NWARMLS
• 2019-07-02 Sold (Public Records) $94,000 Public Records
• 2019-05-22 Listed $100,000 NWARMLS
• 2018-01-31 Sold (Public Records) $45,000 Public Records
• 2018-01-29 Sold (MLS) $45,000 NWARMLS
• 2017-11-23 Listed $59,000 NWARMLS
• 1985-07-16 Sold (Public Records) $10,000 Public Records

Property tax history

-40.4%/yr

Latest (2025): $14 · -82.2% YoY. Source: county tax records.