1450 Plan · Pea Ridge, AR 72751

$306,078

3 bd · 2.0 ba · 1,449 sqft · SingleFamily · 316 Days on market

$211/sqft · 10% below area Est $339k · 10% under

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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 +11.9/15.0
• Appreciation +8.7/10.0
• Cash flow +6.7/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

Key facts

• Large pantry
• 2 garage spots
• Listed 316 days

Tags

• EXPANSIVE LIVING ROOM
• DEDICATED DINING SPACE
• LARGE PANTRY
• SPACIOUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (32.6% below list).
• Recommended offer: $206k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Pea Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $25k of equity ($2k loan paydown + $23k appreciation (7.5% 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 316 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $206,419 (32.6% 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 316 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (median comp): $338,943
• List price: $306,078
• Delta: -9.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Edwards St	0.05mi	3/2.0	1,450 (+0%)	2mo	$306,177	$211	96
1718 Ferguson St	0.12mi	3/2.0	1,447 (-0%)	3mo	$309,914	$214	92
1716 Ferguson St	0.12mi	4/2.0 (+1)	1,550 (+7%)	3mo	$313,950	$203	76
1807 Bugg St	0.05mi	3/2.0	1,645 (+14%)	2mo	$336,797	$205	74
1804 Bugg St	0.03mi	3/2.0	1,645 (+14%)	3mo	$347,513	$211	73
1712 Farmer St	0.18mi	4/2.0 (+1)	1,550 (+7%)	3mo	$317,035	$205	72
1723 Farmer St	0.20mi	4/2.0 (+1)	1,550 (+7%)	3mo	$313,905	$203	72
1804 Porter St	0.13mi	3/2.0	1,645 (+14%)	1mo	$329,019	$200	71
2004 Porter St	0.28mi	4/2.0 (+1)	1,550 (+7%)	1mo	$314,210	$203	70
1712 Ferguson St	0.13mi	3/2.0	1,645 (+14%)	3mo	$329,919	$201	69
1832 Porter St	0.18mi	3/2.0	1,655 (+14%)	1mo	$330,617	$200	67
1812 Ferguson St	0.13mi	4/2.0 (+1)	1,660 (+15%)	3mo	$356,900	$215	62

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.99×
• Total profit: $85,099
• Equity at exit: $221,728

10-year hold

• IRR: 13.8%
• Equity multiple: 4.15×
• Total profit: $269,870
• Equity at exit: $430,202

Cash invested: $85,702 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,605
• Tax est. 1.5%: −$383 /mo · $4,591/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-485

Break-even live

Break-even rent $2,678

Max offer price $235,967

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-379	+0% $-485	+5% $-590	+10% $-696
Rent	-10% $-648	-5% $-566	+0% $-485	+5% $-403	+10% $-321
Rate	-1.0pp $-330	-0.5pp $-407	base $-485	+0.5pp $-564	+1.0pp $-645

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: $76,520
• Closing costs: $9,182
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	15d	1	0.09mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	15d	1	0.14mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	45d	1	0.95mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.41mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.42mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.43mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.46mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.46mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	1.49mi

Listing history 26 events

1. 2026-06-22
   days on market $306,078 Active 316 DOM
2. 2026-06-18
   days on market $306,078 Active 313 DOM
3. 2026-06-17
   days on market $306,078 Active 312 DOM
4. 2026-06-16
   days on market $306,078 Active 311 DOM
5. 2026-06-15
   days on market $306,078 Active 310 DOM
6. 2026-06-14
   days on market $306,078 Active 308 DOM
7. 2026-06-13
   days on market $306,078 Active 307 DOM
8. 2026-06-10
   days on market $306,078 Active 305 DOM
9. 2026-06-09
   days on market $306,078 Active 304 DOM
10. 2026-06-08
    days on market $306,078 Active 303 DOM
11. 2026-06-07
    days on market $306,078 Active 302 DOM
12. 2026-06-03
    days on market $306,078 Active 298 DOM
13. 2026-06-02
    days on market $306,078 Active 297 DOM
14. 2026-06-01
    days on market $306,078 Active 296 DOM
15. 2026-05-31
    days on market $306,078 Active 295 DOM
16. 2026-05-31
    days on market $306,078 Active 294 DOM
17. 2026-04-11
    price $306,078 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

18. 2026-02-14
    price $304,380 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

19. 2025-10-18
    status Active 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

20. 2025-10-18
    historical 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

21. 2025-10-17
    price $303,512 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

22. 2025-10-17
    price $301,991 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

23. 2025-10-17
    status Active 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

24. 2025-10-17
    price $303,512 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

25. 2025-10-17
    historical 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

26. 2025-08-09
    listed $301,991 Active 385-char remark

    Show marketing remark (385 chars)

    Our 1450 square feet, 3 bedroom, 2 bathroom floor plan features an expansive living room with a dedicated dining space. Homeowners are sure to enjoy the large pantry and single level bar in the kitchen that's perfect for entertaining or helping kids with homework in the evening. This floor plan has plenty of room in the primary suite and is complemented by a spacious walk-in closet.

ⓘ 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: $24,770
• − Mortgage interest: −$17,145
• − Property taxes: −$4,591
• − Insurance: −$1,530
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$8,904
• Taxable loss: −$11,364
• Est. tax savings @ 24.0%: +$2,727
• After-tax cash flow: $-3,087/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

+1.4% since first listed

10 events — show timeline

• 2026-04-11 Price Changed $306,078 Zillow
• 2026-02-14 Price Changed $304,380 Zillow
• 2025-10-18 Relisted — Zillow
• 2025-10-18 Delisted — Zillow
• 2025-10-17 Price Changed $303,512 Zillow
• 2025-10-17 Price Changed $301,991 Zillow
• 2025-10-17 Price Changed $303,512 Zillow
• 2025-10-17 Relisted — Zillow
• 2025-10-17 Delisted — Zillow
• 2025-08-09 Listed $301,991 Zillow