106 Henry Little Cir · Pea Ridge, AR 72751

$275,000

3 bd · 1.5 ba · 1,410 sqft · SingleFamily public records · 47 Days on market

Built 1978 0.30 ac lot $195/sqft · at area comps Est $275k · 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 +8.6/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Adorable home in the David Musteen Subdivision! Every inch of this home has been polished to perfection. Completely reimagined and remodeled throughout with fresh paint from floor to ceiling, new flooring giving a clean and fresh feel. Delightful eat-in kitchen with granite countertops and new dishwasher. Spacious bedrooms and separate laundry area allow for functionality for everyone. Nestled on large lot with covered patio creates the perfect place to entertain or relax. Situated on a peaceful circle drive ensures minimal traffic. You can move in with total confidence knowing the big-ticket items are already taken care of including brand-new HVAC system for year-round efficiency, new gas line and new roof. Enjoy the convenience to Pea Ridge schools, parks, and town amenities. Move in ready and waiting for you!

Key facts

• Circle drive
• Covered patio
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• COVERED PATIO
• CIRCLE DRIVE
• NEW HVAC SYSTEM
• NEW GAS LINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (34.8% below list).
• Recommended offer: $179k (34.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $22k of equity ($2k loan paydown + $21k 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

• It's been on market 47 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $275k implies a 571% gain — meaningful room to come down on a strong offer.

Recommended offer $179,195 (34.8% 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 47 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.65% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.8

CMA / ARV

• ARV (median comp): $274,703
• List price: $275,000
• Delta: 0.11%
• 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
106 Henry Little Cir	0.00mi	3/1.5	1,410 (0%)	1mo	$275,000	$195	99
339 Davis St	0.34mi	4/1.5 (+1)	1,431 (+2%)	2mo	$220,000	$154	75
412 Greer St	0.59mi	3/2.0	1,470 (+4%)	3mo	$299,000	$203	61
522 Lee Town Dr	0.43mi	2/1.5 (-1)	1,284 (-9%)	2mo	$246,900	$192	59
360 Benton Dr	0.49mi	3/2.0	1,270 (-10%)	1mo	$263,000	$207	58
309 Ruggles St	0.74mi	3/2.0	1,470 (+4%)	3mo	$309,000	$210	54
1420 Kay Lyn Dr	0.74mi	3/2.0	1,528 (+8%)	2mo	$320,000	$209	48
508 Greer St	0.59mi	3/2.0	1,589 (+13%)	3mo	$314,000	$198	46
226 Cardin Rd	0.73mi	3/1.0	1,268 (-10%)	1mo	$242,000	$191	46
408 Greer St	0.59mi	3/2.0	1,589 (+13%)	4mo	$302,000	$190	46
200 Ratliff Ave	0.66mi	3/2.0	1,589 (+13%)	0mo	$323,625	$204	46
208 Ratliff Ave	0.69mi	3/2.0	1,589 (+13%)	0mo	$316,500	$199	44

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: 16.0%
• Equity multiple: 2.16×
• Total profit: $89,037
• Equity at exit: $199,215

10-year hold

• IRR: 15.6%
• Equity multiple: 4.50×
• Total profit: $269,191
• Equity at exit: $386,521

Cash invested: $77,000 (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 72751

• Home prices YoY: 2.2%
• Active inventory: 433
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-235

Break-even live

Break-even rent $2,090

Max offer price $233,415

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-158	+0% $-235	+5% $-313	+10% $-391
Rent	-10% $-377	-5% $-306	+0% $-235	+5% $-165	+10% $-94
Rate	-1.0pp $-97	-0.5pp $-165	base $-235	+0.5pp $-307	+1.0pp $-379

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	16d	18	0.33mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	0.58mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	45d	1	0.67mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	0.77mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	25d	1	0.77mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	46d	1	0.78mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	23d	1	0.92mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	23d	1	1.05mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	15d	1	1.14mi
645 Sugar Creek Rd Pea Ridge, AR	3.0	2.5	1800	$1,600	$0.89	16d	1	1.16mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.26mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.26mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.26mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.27mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.27mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	1.30mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	1.35mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	1.35mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.41mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	25d	1	1.41mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.41mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.42mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	23d	1	1.42mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.42mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	45d	1	1.43mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.44mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	25d	1	1.45mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	45d	1	1.47mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.47mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	23d	1	1.48mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	1.49mi

Listing history 3 events

1. 2026-05-02
   status Pending 823-char remark

   Show marketing remark (823 chars)

   Adorable home in the David Musteen Subdivision! Every inch of this home has been polished to perfection. Completely reimagined and remodeled throughout with fresh paint from floor to ceiling, new flooring giving a clean and fresh feel. Delightful eat-in kitchen with granite countertops and new dishwasher. Spacious bedrooms and separate laundry area allow for functionality for everyone. Nestled on large lot with covered patio creates the perfect place to entertain or relax. Situated on a peaceful circle drive ensures minimal traffic. You can move in with total confidence knowing the big-ticket items are already taken care of including brand-new HVAC system for year-round efficiency, new gas line and new roof. Enjoy the convenience to Pea Ridge schools, parks, and town amenities. Move in ready and waiting for you!

2. 2026-03-16
   listed $275,000 Active 823-char remark

   Show marketing remark (823 chars)

   Adorable home in the David Musteen Subdivision! Every inch of this home has been polished to perfection. Completely reimagined and remodeled throughout with fresh paint from floor to ceiling, new flooring giving a clean and fresh feel. Delightful eat-in kitchen with granite countertops and new dishwasher. Spacious bedrooms and separate laundry area allow for functionality for everyone. Nestled on large lot with covered patio creates the perfect place to entertain or relax. Situated on a peaceful circle drive ensures minimal traffic. You can move in with total confidence knowing the big-ticket items are already taken care of including brand-new HVAC system for year-round efficiency, new gas line and new roof. Enjoy the convenience to Pea Ridge schools, parks, and town amenities. Move in ready and waiting for you!

3. 1990-01-25
   soldstatus $41,000

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$628/yr (+$52/mo · 55.5%)

ⓘ 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 3/10 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: $21,503
• − Mortgage interest: −$15,404
• − Property taxes: −$1,132
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$8,000
• Taxable loss: −$7,848
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-941/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

+570.7% since first listed

3 events — show timeline

• 2026-05-02 Pending — NWARMLS
• 2026-03-16 Listed $275,000 NWARMLS
• 1990-01-25 Sold (Public Records) $41,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,132 · +10.7% YoY. Source: county tax records.