2813 Biddie St · Pea Ridge, AR 72751

$271,700

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 9 Days on market

Built 2026 0.27 ac lot Est $268k · 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).

• Appreciation +8.7/10.0
• Cash flow +8.2/30.0
• ARV discount +6.8/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

The beautiful Wright plan is packed with curb appeal with its charming covered front entry and inviting front yard landscaping. This open concept home features a floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite with walk-in closets, and a marvelous kitchen fully equipped with energy-efficient appliances and a spacious laundry just off the garage. Don't miss out on this home today! * Photos are of similar model.

Key facts

• 0.27 acre lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Inventory type: Spec; Plan name: RC Wright; Listing last modified: 2026-06-09
• Financial info: List price $271,700

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property; Active listing
• Exterior features: Address: 2813 Biddie St, Pea Ridge, AR 72751

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (RC Wright plan); Living area of 1,216

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (24.4% below list).
• Recommended offer: $205k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 2 comparable units currently listed for rent nearby; 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 $22k of equity ($2k loan paydown + $20k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $205,287 (24.4% 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. 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?
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: 0.76% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $267,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2716 Kane St	0.05mi	3/2.0	1,216 (0%)	3mo	$264,200	$217	95
2800 Major St	0.11mi	3/2.0	1,216 (0%)	1mo	$268,400	$221	94
2805 Biddie St	0.00mi	3/2.0	1,143 (-6%)	3mo	$264,000	$231	88
2804 Kane St	0.05mi	3/2.0	1,143 (-6%)	3mo	$259,000	$227	85
2725 Biddie St	0.09mi	3/2.0	1,143 (-6%)	3mo	$259,900	$227	83
2820 Murphy St	0.38mi	3/2.0	1,218 (+0%)	1mo	$265,000	$218	82
2708 Chittick St	0.21mi	3/2.0	1,143 (-6%)	1mo	$266,900	$234	80
2816 Kane St	0.05mi	3/2.0	1,355 (+11%)	3mo	$280,900	$207	76
2804 Major St	0.11mi	3/2.0	1,355 (+11%)	1mo	$278,250	$205	75
2700 Chittick St	0.18mi	3/2.0	1,355 (+11%)	2mo	$285,900	$211	71
2712 Chittick St	0.21mi	3/2.0	1,355 (+11%)	1mo	$275,250	$203	70
2332 John Montgomery Cir	0.22mi	3/2.0	1,385 (+14%)	3mo	$304,900	$220	64

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: 15.7%
• Equity multiple: 2.14×
• Total profit: $86,640
• Equity at exit: $196,824

10-year hold

• IRR: 15.4%
• Equity multiple: 4.46×
• Total profit: $263,524
• Equity at exit: $381,882

Cash invested: $76,076 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,053 medium
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,076/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-256

Break-even live

Break-even rent $2,377

Max offer price $234,672

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-162	+0% $-256	+5% $-350	+10% $-444
Rent	-10% $-418	-5% $-337	+0% $-256	+5% $-175	+10% $-94
Rate	-1.0pp $-119	-0.5pp $-187	base $-256	+0.5pp $-326	+1.0pp $-398

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: $67,925
• Closing costs: $8,151
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	16d	1	0.26mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	16d	1	0.30mi

Listing history 9 events

1. 2026-06-22
   days on market $271,700 Active 9 DOM
2. 2026-06-18
   days on market $271,700 Active 6 DOM
3. 2026-06-17
   days on market $271,700 Active 5 DOM
4. 2026-06-16
   days on market $271,700 Active 4 DOM
5. 2026-06-15
   days on market $271,700 Active 3 DOM
6. 2026-06-13
   remarks 431-char remark
7. 2026-06-13
   listing id $271,700 Active 1 DOM
8. 2026-06-10
   remarks 404-char remark
9. 2026-06-10
   listed $271,700 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,634
• − Mortgage interest: −$15,219
• − Property taxes: −$4,076
• − Insurance: −$1,358
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$7,904
• Taxable loss: −$7,864
• Est. tax savings @ 24.0%: +$1,887
• After-tax cash flow: $-1,183/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