1660 Conrad St · Pea Ridge, AR 72751

$479,900

6 bd · 2.5 ba · 3,173 sqft · SingleFamily public records · 88 Days on market

Built 1968 0.41 ac lot $151/sqft · 38% below area Est $754k · 36% 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 +15.0/15.0
• Appreciation +8.7/10.0
• Cash flow +6.0/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Welcome to 1660 Conrad. This spacious 6-bed, 4-bath home offers the perfect blend of comfort & style, nestled on a generous . 41-acre lot. As you approach the property, you'll be greeted by a large, partially covered front porch. Step inside to discover an open floor plan, highlighted by a cozy living room with a charming fireplace. The adjacent dining area offers ample space for meals & entertaining. The kitchen is designed for functionality with abundant cabinet storage and an eat-in area. Double doors lead to a large covered deck, offering even more space to relax or entertain, with a storage shed & a private, fenced-in backyard perfect for pets or kids. Located in the heart of Pea Ridge, this home provides the best of both worlds, quiet neighborhood living with easy access to local amenities.

Key facts

• Open floor plan
• Cozy living room
• Charming fireplace

Tags

• OPEN FLOOR PLAN
• COZY LIVING ROOM
• CHARMING FIREPLACE
• AMPLE SPACE FOR MEALS
• ABUNDANT CABINET STORAGE
• LARGE COVERED DECK

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-927 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (48.1% below list).
• Recommended offer: $249k (48.1% below list) — sets the bar for 1% rule.

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; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($451k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,950 (48.1% 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 88 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.52% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 16.1

CMA / ARV

• ARV (median comp): $753,585
• List price: $479,900
• Delta: -36.32%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Forrest Dr	0.26mi	5/3.0 (-1)	2,875 (-9%)	5mo	$805,000	$280	61
2055 Collins Dr	0.65mi	5/3.5 (-1)	3,453 (+9%)	11mo	$746,900	$216	37

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: 12.5%
• Equity multiple: 1.91×
• Total profit: $122,497
• Equity at exit: $347,648

10-year hold

• IRR: 12.9%
• Equity multiple: 3.97×
• Total profit: $398,786
• Equity at exit: $674,514

Cash invested: $134,372 (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: 16.1×

Monthly cashflow live

• Estimated rent: $2,490 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$177 /mo · $2,126/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-927

Break-even live

Break-even rent $3,663

Max offer price $316,136

Occupancy floor —

Sensitivity live

Price	-10% $-655	-5% $-791	+0% $-927	+5% $-1,063	+10% $-1,199
Rent	-10% $-1,124	-5% $-1,025	+0% $-927	+5% $-829	+10% $-730
Rate	-1.0pp $-685	-0.5pp $-805	base $-927	+0.5pp $-1,051	+1.0pp $-1,178

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   days on market $479,900 Active 88 DOM
2. 2026-06-14
   days on market $479,900 Active 86 DOM
3. 2026-06-13
   days on market $479,900 Active 85 DOM
4. 2026-06-10
   days on market $479,900 Active 83 DOM
5. 2026-06-09
   days on market $479,900 Active 82 DOM
6. 2026-06-08
   days on market $479,900 Active 81 DOM
7. 2026-06-07
   days on market $479,900 Active 80 DOM
8. 2026-06-03
   days on market $479,900 Active 76 DOM
9. 2026-06-02
   days on market $479,900 Active 75 DOM
10. 2026-06-01
    days on market $479,900 Active 74 DOM
11. 2026-05-31
    days on market $479,900 Active 73 DOM
12. 2026-05-31
    days on market $479,900 Active 72 DOM
13. 2026-03-19
    listed $479,900 Active 825-char remark

    Show marketing remark (825 chars)

    Welcome to 1660 Conrad. This spacious 6-bed, 4-bath home offers the perfect blend of comfort & style, nestled on a generous . 41-acre lot. As you approach the property, you'll be greeted by a large, partially covered front porch. Step inside to discover an open floor plan, highlighted by a cozy living room with a charming fireplace. The adjacent dining area offers ample space for meals & entertaining. The kitchen is designed for functionality with abundant cabinet storage and an eat-in area. Double doors lead to a large covered deck, offering even more space to relax or entertain, with a storage shed & a private, fenced-in backyard perfect for pets or kids. Located in the heart of Pea Ridge, this home provides the best of both worlds, quiet neighborhood living with easy access to local amenities.

ⓘ 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: $2,126 · $177/mo
• Projected year-2 tax: $3,071 · $256/mo
• Expected delta: +$946/yr (+$79/mo · 44.5%)

ⓘ 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 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: $29,874
• − Mortgage interest: −$26,882
• − Property taxes: −$2,126
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,390
• − Management: −$2,390
• − Depreciation: −$13,961
• Taxable loss: −$20,274
• Est. tax savings @ 24.0%: +$4,866
• After-tax cash flow: $-6,259/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 event — show timeline

• 2026-03-19 Listed $479,900 NWARMLS

Property tax history

+10.1%/yr

Latest (2025): $2,126 · +3.0% YoY. Source: county tax records.