680 Abigail St · Centerton, AR 72713

$390,000

4 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 76 Days on market

Built 2024 7,840 sqft lot Est $366k · 6% over

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Why this score? — see what drove the F 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 +10.0/10.0
• Cash flow +5.7/30.0
• Schools +5.2/10.0
• ARV discount +4.6/15.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Beautiful brick new construction available by spring! This four bedroom, two bathroom home will boast wood floors throughout the main areas and into the primary bedroom, 3 cm quartz countertops, vaulted ceiling in the living room, an open kitchen, and a gas log fireplace, ample natural light, lots of storage, and spacious bedrooms. Don't miss the large covered back porch, and the beautiful walk-in shower and soaking tub in the primary bath!

Key facts

• Ge profile gas range
• Quartz countertops
• Large center island

Tags

• QUARTZ COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• LARGE CENTER ISLAND
• GE PROFILE GAS RANGE
• VAULTED CEILINGS
• HERRINGBONE TILE FIREPLACE

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and park

Exterior

• Parking: Attached garage; Garage with automatic door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available; Phone service available
• Home design: Single-story home; Brick construction; Architectural shingle roof; East-facing; Slab foundation; Resale (less than 25 years old)
• Construction: Brick exterior; Architectural shingle roof; Slab foundation; Built as a resale property (less than 25 years old)
• Exterior features: Concrete driveway; Covered patio/porch; TV antenna; Partial fencing; Smoke detectors

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Range hood; Disposal; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Split bedroom layout
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Granite counters; Pantry; Split bedroom floor plan; Storage; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-802 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (36.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (45.0% below list).
• Recommended offer: $215k (45.0% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.9% in Centerton — 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 77/100 on livability (#11 in AR, #3,194 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Bentonville School District (urban): math 59% / reading 59% proficiency, ranked #3 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 690 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (10.0% 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $214,683 (45.0% 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 76 days. Have you received any prior offers? Is the seller open to a 45% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.55% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $366,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Thornwood Pl	0.44mi	4/2.0	1,955 (+2%)	1mo	$369,000	$189	75
561 Stoneseed St	0.22mi	4/2.0	1,729 (-9%)	1mo	$365,000	$211	73
1531 Abbey Ln	0.56mi	4/2.0	1,894 (-1%)	0mo	$365,000	$193	72
981 Thornwood	0.38mi	3/2.5 (-1)	1,997 (+5%)	0mo	$499,250	$250	67
960 Thornwood Pl	0.39mi	3/2.5 (-1)	1,997 (+5%)	2mo	$475,000	$238	66
1021 Thornwood Pl	0.45mi	4/3.0	2,035 (+7%)	0mo	$380,000	$187	64
2310 Max Ave	0.45mi	4/2.0	2,087 (+9%)	1mo	$401,140	$192	63
1041 Thornwood Pl	0.47mi	4/3.0	2,035 (+7%)	0mo	$384,000	$189	63
2430 Max Ave	0.50mi	4/3.0	2,035 (+7%)	1mo	$377,190	$185	61
2400 Max Ave	0.48mi	4/2.0	2,087 (+9%)	2mo	$392,140	$188	60
2440 Max Ave	0.51mi	4/2.0	2,110 (+11%)	2mo	$369,000	$175	57
1531 Amber Way	0.57mi	3/2.0 (-1)	1,680 (-12%)	1mo	$333,000	$198	47

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

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.43×
• Total profit: $155,725
• Equity at exit: $351,343

10-year hold

• IRR: 16.1%
• Equity multiple: 5.47×
• Total profit: $488,588
• Equity at exit: $757,684

Cash invested: $109,200 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$291 /mo · $3,487/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-802

Break-even live

Break-even rent $3,162

Max offer price $248,279

Occupancy floor —

Sensitivity live

Price	-10% $-581	-5% $-692	+0% $-802	+5% $-913	+10% $-1,023
Rent	-10% $-972	-5% $-887	+0% $-802	+5% $-717	+10% $-633
Rate	-1.0pp $-606	-0.5pp $-703	base $-802	+0.5pp $-903	+1.0pp $-1,006

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2061 Larry Ln Bentonville, AR	4.0	2.0	2043	$2,400	$1.17	14d	1	0.06mi
2060 Periwinkle Pl Centerton, AR	3.0	2.0	1741	$1,990	$1.14	14d	1	0.22mi
2161 Wildflower Dr Centerton, AR	4.0	2.5	2364	$2,250	$0.95	14d	1	0.27mi
2031 Bluebonnet Ln Centerton, AR	4.0	2.0	1586	$1,850	$1.17	14d	1	0.34mi
2121 Bluebonnet Ln Centerton, AR	4.0	3.5	1998	$2,100	$1.05	14d	1	0.34mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	24d	1	0.67mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	980	$1,500	$1.53	14d	16	0.93mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	0.99mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	14d	1	1.02mi
3040 Laredo Ln Gravette, AR	4.0	2.0	1892	$1,970	$1.04	14d	1	1.13mi
3030 Laredo Ln Gravette, AR	4.0	2.0	1800	$1,950	$1.08	14d	1	1.13mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	24d	1	1.36mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	21d	1	1.40mi
751 Bob Glen Cir Centerton, AR	4.0	2.5	2232	$2,400	$1.08	21d	1	1.43mi
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	14d	1	1.45mi
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	24d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $390,000 Active 76 DOM
2. 2026-06-17
   days on market $390,000 Active 75 DOM
3. 2026-06-15
   days on market $390,000 Active 73 DOM
4. 2026-06-14
   days on market $390,000 Active 71 DOM
5. 2026-06-10
   days on market $390,000 Active 68 DOM
6. 2026-06-09
   days on market $390,000 Active 67 DOM
7. 2026-06-08
   days on market $390,000 Active 66 DOM
8. 2026-06-07
   days on market $390,000 Active 65 DOM
9. 2026-06-05
   days on market $390,000 Active 62 DOM
10. 2026-06-03
    days on market $390,000 Active 61 DOM
11. 2026-06-02
    days on market $390,000 Active 60 DOM
12. 2026-06-01
    days on market $390,000 Active 59 DOM
13. 2026-05-31
    days on market $390,000 Active 58 DOM
14. 2026-05-31
    days on market $390,000 Active 57 DOM
15. 2026-05-22
    price $390,000
16. 2026-04-03
    listed $395,000 Active
17. 2024-03-22
    soldstatus $362,000 Closed 445-char remark

    Show marketing remark (445 chars)

    Beautiful brick new construction available by spring! This four bedroom, two bathroom home will boast wood floors throughout the main areas and into the primary bedroom, 3 cm quartz countertops, vaulted ceiling in the living room, an open kitchen, and a gas log fireplace, ample natural light, lots of storage, and spacious bedrooms. Don't miss the large covered back porch, and the beautiful walk-in shower and soaking tub in the primary bath!

18. 2024-01-15
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Beautiful brick new construction available by spring! This four bedroom, two bathroom home will boast wood floors throughout the main areas and into the primary bedroom, 3 cm quartz countertops, vaulted ceiling in the living room, an open kitchen, and a gas log fireplace, ample natural light, lots of storage, and spacious bedrooms. Don't miss the large covered back porch, and the beautiful walk-in shower and soaking tub in the primary bath!

19. 2024-01-15
    price $362,000 445-char remark

    Show marketing remark (445 chars)

    Beautiful brick new construction available by spring! This four bedroom, two bathroom home will boast wood floors throughout the main areas and into the primary bedroom, 3 cm quartz countertops, vaulted ceiling in the living room, an open kitchen, and a gas log fireplace, ample natural light, lots of storage, and spacious bedrooms. Don't miss the large covered back porch, and the beautiful walk-in shower and soaking tub in the primary bath!

20. 2023-12-27
    listed $389,900 Active 445-char remark

    Show marketing remark (445 chars)

    Beautiful brick new construction available by spring! This four bedroom, two bathroom home will boast wood floors throughout the main areas and into the primary bedroom, 3 cm quartz countertops, vaulted ceiling in the living room, an open kitchen, and a gas log fireplace, ample natural light, lots of storage, and spacious bedrooms. Don't miss the large covered back porch, and the beautiful walk-in shower and soaking tub in the primary bath!

ⓘ 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: $3,487 · $291/mo
• Projected year-2 tax: $3,487 · $291/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,762
• − Mortgage interest: −$21,846
• − Property taxes: −$3,487
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$11,345
• Taxable loss: −$16,988
• Est. tax savings @ 24.0%: +$4,077
• After-tax cash flow: $-5,550/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: Bentonville School District
• NCES district ID: 0503060
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $66,721
• Composite: 51.85/100
• National rank: #1661
• State rank: #3 of 238 in AR

Livability — Centerton

• Score: 77/100
• State rank: #11
• US rank: #3194

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerton, AR
• County: Benton County · 259,241 people
• City population: 67,689
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $390,000 NWARMLS
• 2026-04-03 Listed $395,000 NWARMLS
• 2024-03-22 Sold (MLS) $362,000 NWARMLS
• 2024-01-15 Pending — NWARMLS
• 2024-01-15 Price Changed $362,000 NWARMLS
• 2023-12-27 Listed $389,900 NWARMLS

Property tax history

+280.5%/yr

Latest (2025): $3,487 · +280.5% YoY. Source: county tax records.