311 S Curtis Ave · Pea Ridge, AR 72751

$224,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 18 Days on market

Built 1980 0.33 ac lot Est $209k · 8% 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).

• Appreciation +8.7/10.0
• Cash flow +8.5/30.0
• ARV discount +4.0/15.0
• 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 +2.3/10.0

Listing remarks

Adorable home located in the charming town of Pea Ridge! Functional living space offers wonderful natural light and cozy area for the family, with all hard surface flooring throughout. Delightful eat-in kitchen provides practical work space, pantry and bright white cabinetry. Spacious bedrooms with separate laundry room to help keep things tidy. Fully fenced backyard and above ground pool gives the perfect place to unwind and watch the little ones play, while several outbuildings give all the space one needs for additional storage. Prime location with everything at your fingertips including schools, shopping, dining, parks and trails. Bentonville and Walmart Home Office is only 15 minutes a

Key facts

• Above ground pool
• Eat-in kitchen
• Several outbuildings

Tags

• EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• ABOVE GROUND POOL
• SEPARATE LAUNDRY ROOM
• SEVERAL OUTBUILDINGS
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Monthly HOA/association fee; Community features include biking, park, trails/paths, shopping, near fire station and schools

Exterior

• Parking: Detached carport; 3 covered spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Residential zoning; Public road frontage; Level, cleared city lot near a park
• Construction: Brick and vinyl siding; Architectural, metal, and shingle roofing; Slab foundation; Built 25+ years ago
• Exterior features: Gravel and unpaved driveway; Patio; Porch; Outbuilding/storage; Back yard fencing; Above-ground private pool

Interior

• Kitchen: Gas range
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Pantry
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (23.7% below list).
• Recommended offer: $172k (23.7% 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; 16 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 $18k of equity ($2k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $22k; list at $225k implies a 922% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,598 (23.7% 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: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $208,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 S Curtis Ave	0.00mi	3/1.0	1,104 (0%)	0mo	$224,900	$204	100
201 E Rains St	0.13mi	3/1.0	1,104 (0%)	12mo	$208,500	$189	83
108 Henry Little Cir	0.09mi	2/1.0 (-1)	1,040 (-6%)	8mo	$220,000	$212	74
443 S Curtis Ave	0.01mi	3/1.0	1,198 (+8%)	20mo	$220,000	$184	69
431 Smith St	0.41mi	3/1.5	1,160 (+5%)	12mo	$195,000	$168	60
738 Drew Ln	0.46mi	3/1.5	1,152 (+4%)	14mo	$239,500	$208	58
1272 Pace Ln	0.68mi	3/1.0	1,066 (-3%)	6mo	$222,500	$209	57
240 Smith St	0.30mi	3/2.0	1,160 (+5%)	20mo	$196,000	$169	57
403 N Curtis Ave	0.37mi	2/1.0 (-1)	975 (-12%)	3mo	$155,588	$160	56
185 Weston St	0.41mi	2/2.0 (-1)	1,038 (-6%)	11mo	$160,000	$154	53
475 Benton Dr	0.57mi	3/2.0	1,225 (+11%)	9mo	$260,000	$212	44
173 Watie St	0.74mi	2/1.0 (-1)	1,222 (+11%)	9mo	$217,000	$178	35

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: 15.9%
• Equity multiple: 2.15×
• Total profit: $72,558
• Equity at exit: $162,921

10-year hold

• IRR: 15.5%
• Equity multiple: 4.49×
• Total profit: $219,949
• Equity at exit: $316,104

Cash invested: $62,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-199

Break-even live

Break-even rent $1,967

Max offer price $196,161

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-121	+0% $-199	+5% $-276	+10% $-354
Rent	-10% $-334	-5% $-266	+0% $-199	+5% $-131	+10% $-63
Rate	-1.0pp $-85	-0.5pp $-141	base $-199	+0.5pp $-257	+1.0pp $-316

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.25mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	25d	1	0.71mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	0.71mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	46d	1	0.72mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	23d	1	0.87mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.18mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.18mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.18mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.19mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.19mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.33mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	23d	1	1.33mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	25d	1	1.36mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	45d	1	1.39mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.39mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	23d	1	1.39mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   status Active
3. 2026-04-14
   status Pending
4. 2026-04-02
   listed $224,900 Active
5. 2024-10-16
   price $257,000
6. 2024-10-15
   price $262,500
7. 2024-10-07
   price $265,000
8. 2024-10-05
   price $274,500
9. 2024-09-20
   price $279,500
10. 2024-08-20
    price $284,500
11. 1988-12-07
    soldstatus $22,000

ⓘ 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 5/10 Major
• 🌡 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: $20,592
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$6,543
• Taxable loss: −$6,341
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $-861/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

+922.3% since first listed

11 events — show timeline

• 2026-04-30 Pending — NWARMLS
• 2026-04-24 Relisted — NWARMLS
• 2026-04-14 Pending — NWARMLS
• 2026-04-02 Listed $224,900 NWARMLS
• 2024-10-16 Price Changed $257,000 NWARMLS
• 2024-10-15 Price Changed $262,500 NWARMLS
• 2024-10-07 Price Changed $265,000 NWARMLS
• 2024-10-05 Price Changed $274,500 NWARMLS
• 2024-09-20 Price Changed $279,500 NWARMLS
• 2024-08-20 Price Changed $284,500 NWARMLS
• 1988-12-07 Sold (Public Records) $22,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $350 · -19.8% YoY. Source: county tax records.