3807 W Locust St · Rogers, AR 72756

$340,000

3 bd · 2.0 ba · 1,675 sqft · SingleFamily public records · 69 Days on market

Built 2005 8,712 sqft lot Est $355k · 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).

• Cash flow +11.0/30.0
• ARV discount +9.4/15.0
• Rent growth +5.0/5.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stellar location in a quiet neighborhood but still close to it all. Walking distance to shopping/restaurants/schools. Property even backs up to Reagan Elementary. Home would be perfect for family or investor. New carpet installed last week and home is cleaned and ready for its new owner. Roof replaced just over a year ago. Living room with extension to make great office or play room. And another flex space with tons of windows looking out to back yard would make a great office or another family room.

Key facts

• Easy access to i-49
• Close to dining
• Close to walmart amp

Tags

• EASY ACCESS TO I-49
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO WALMART AMP
• GRANITE COUNTERTOPS
• SOLAR PANELS

Property features AI

Finance

• Other: Solar panels (green energy feature)
• HOA & community: Monthly association fee; Community amenities include biking trails/paths, sidewalks, park, shopping, proximity to fire station and hospital, and nearby schools

Exterior

• Parking: Attached garage; Asphalt driveway; Garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Aluminum siding and brick exterior; Architectural shingle roof; Resale property (less than 25 years old)
• Exterior features: Fenced yard with full privacy wood fencing; Near park; Cleared, level lot; Located in a subdivision; Central business district access; Public road frontage

Interior

• Kitchen: Gas range; Microwave; Microwave hood fan
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Built-in features; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Storage
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (30.0% below list).
• Recommended offer: $238k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.5% in Rogers — 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 90/100 on livability (#1 in AR, #98 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 527 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $147k; list at $340k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,879 (30.0% 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 69 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $355,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 N 37th Pl	0.18mi	3/2.0	1,670 (-0%)	2mo	$310,000	$186	89
409 N 39th Pl	0.16mi	4/2.0 (+1)	1,676 (+0%)	1mo	$340,000	$203	87
3901 W Cedar St	0.11mi	3/2.0	1,768 (+6%)	3mo	$375,000	$212	83
3801 W Cedar St	0.13mi	3/2.0	1,541 (-8%)	0mo	$305,000	$198	80
3407 W Mockingbird Ln	0.40mi	3/2.0	1,670 (-0%)	2mo	$315,000	$189	79
1303 N Flamingo Rd	0.57mi	3/2.0	1,680 (+0%)	2mo	$375,000	$223	71
3506 W Olive St	0.30mi	3/2.0	1,548 (-8%)	4mo	$259,000	$167	70
905 Cardinal Dr	0.27mi	3/2.0	1,498 (-11%)	2mo	$325,000	$217	68
1204 N Cardinal Dr	0.51mi	3/2.0	1,626 (-3%)	4mo	$355,000	$218	68
812 N 28th St	0.70mi	3/2.0	1,647 (-2%)	0mo	$434,000	$264	64
3505 W Center St	0.41mi	3/2.0	1,829 (+9%)	4mo	$370,000	$202	63
1205 N Mallard Ln	0.51mi	3/2.0	1,863 (+11%)	4mo	$395,000	$212	54

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.46×
• Total profit: $-51,694
• Equity at exit: $50,695

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-68
• Equity at exit: $29,397

Cash invested: $95,200 (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 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 527
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-141

Break-even live

Break-even rent $2,558

Max offer price $315,024

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-45	+0% $-141	+5% $-238	+10% $-334
Rent	-10% $-329	-5% $-235	+0% $-141	+5% $-47	+10% $47
Rate	-1.0pp $30	-0.5pp $-55	base $-141	+0.5pp $-229	+1.0pp $-319

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 W Olive St Rogers, AR	3.0	2.5	2100	$2,900	$1.38	24d	1	0.21mi
4104 W Wood St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.21mi
4102 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.21mi
4106 W Wood St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.22mi
4104 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.22mi
4106 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.22mi
4110 W Wood St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.22mi
4108 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.22mi
4110 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.23mi
4112 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.23mi
4114 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.23mi
4116 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.24mi
4118 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.24mi
4120 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.25mi
4124 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.25mi
4126 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.26mi
4128 W Olive St Unit 26 Rogers, AR	3.0	2.5	2147	$2,750	$1.28	22d	1	0.26mi
4128 W Olive St Unit 10 Rogers, AR	3.0	2.5	2147	$2,450	$1.14	24d	1	0.26mi
4128 W Olive St Rogers, AR	3.0	2.5	2147	$2,650	$1.23	15d	1	0.26mi
4128 W Olive St Rogers, AR	3.0	2.5	2100	$2,750	$1.31	24d	1	0.26mi
3509 W Cedar Cir Rogers, AR	2.0	2.0	1160	$1,272	$1.10	15d	4	0.29mi
4303 W Olive St Rogers, AR	4.0	2.0	2082	$2,000	$0.96	24d	1	0.36mi
1109 N Wren Dr Rogers, AR	4.0	2.0	2202	$3,300	$1.50	24d	1	0.43mi
806 N 30th St Rogers, AR	3.0	1.0	1248	$1,350	$1.08	24d	1	0.48mi
3606 W Lupine Dr Rogers, AR	3.0	2.0	1216	$1,650	$1.36	15d	1	0.63mi
2814 W Valley W Ct Rogers, AR	3.0	2.0	1794	$1,800	$1.00	24d	1	0.66mi
1012 N Turtle Creek Dr Rogers, AR	2.0	1.5	1150	$1,295	$1.13	15d	1	1.00mi
930 Century Dr Rogers, AR	2.0	1.5	1100	$1,350	$1.23	15d	1	1.01mi
815 S 28th St Rogers, AR	2.0	1.0	1102	$1,250	$1.13	24d	1	1.03mi
904 Dixson St Rogers, AR	3.0	2.0	1570	$1,650	$1.05	24d	1	1.07mi
2110 SE Atherton Cir Bentonville, AR	3.0	2.0	1699	$1,795	$1.06	24d	1	1.08mi
700 N 24th St Rogers, AR	2.0	2.0	1074	$1,350	$1.26	24d	60	1.14mi
3406 SE K St #1 Bentonville, AR	3.0	2.5	1902	$2,375	$1.25	24d	1	1.29mi
2306 W Roselawn St Rogers, AR	2.0	2.0	1100	$1,250	$1.14	24d	1	1.39mi
2219 W Roselawn St Rogers, AR	2.0	2.0	1100	$1,260	$1.15	24d	1	1.45mi
1302 N 22nd St Rogers, AR	2.0	2.0	1121	$1,550	$1.38	24d	1	1.48mi
2409 W Mulberry St Rogers, AR	3.0	2.5	1495	$1,850	$1.24	24d	1	1.49mi
2311 W Willow St Rogers, AR	3.0	2.0	1693	$1,699	$1.00	15d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $340,000 Active 69 DOM
2. 2026-06-18
   days on market $340,000 Active 66 DOM
3. 2026-06-17
   days on market $340,000 Active 65 DOM
4. 2026-06-16
   days on market $340,000 Active 64 DOM
5. 2026-06-15
   days on market $340,000 Active 63 DOM
6. 2026-06-14
   days on market $340,000 Active 61 DOM
7. 2026-06-13
   days on market $340,000 Active 60 DOM
8. 2026-06-10
   days on market $340,000 Active 58 DOM
9. 2026-06-09
   days on market $340,000 Active 57 DOM
10. 2026-06-08
    days on market $340,000 Active 56 DOM
11. 2026-06-07
    days on market $340,000 Active 55 DOM
12. 2026-06-05
    days on market $340,000 Active 52 DOM
13. 2026-06-03
    days on market $340,000 Active 51 DOM
14. 2026-06-02
    days on market $340,000 Active 50 DOM
15. 2026-06-01
    days on market $340,000 Active 49 DOM
16. 2026-05-31
    days on market $340,000 Active 48 DOM
17. 2026-05-31
    days on market $340,000 Active 47 DOM
18. 2026-04-13
    listed $340,000 Active
19. 2026-01-12
    price $340,000
20. 2016-07-19
    soldstatus $147,000
21. 2016-07-18
    soldstatus $147,000 505-char remark

    Show marketing remark (505 chars)

    Stellar location in a quiet neighborhood but still close to it all. Walking distance to shopping/restaurants/schools. Property even backs up to Reagan Elementary. Home would be perfect for family or investor. New carpet installed last week and home is cleaned and ready for its new owner. Roof replaced just over a year ago. Living room with extension to make great office or play room. And another flex space with tons of windows looking out to back yard would make a great office or another family room.

22. 2016-02-23
    listed $147,000 505-char remark

    Show marketing remark (505 chars)

    Stellar location in a quiet neighborhood but still close to it all. Walking distance to shopping/restaurants/schools. Property even backs up to Reagan Elementary. Home would be perfect for family or investor. New carpet installed last week and home is cleaned and ready for its new owner. Roof replaced just over a year ago. Living room with extension to make great office or play room. And another flex space with tons of windows looking out to back yard would make a great office or another family room.

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: +$1,024/yr (+$85/mo · 89.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,545
• − Mortgage interest: −$19,045
• − Property taxes: −$1,152
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$9,891
• Taxable loss: −$7,810
• Est. tax savings @ 24.0%: +$1,874
• After-tax cash flow: $178/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Rogers

• Score: 90/100
• State rank: #1
• US rank: #98

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, AR
• County: Benton County · 259,241 people
• City population: 90,024
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

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 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 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: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• 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

+131.3% since first listed

5 events — show timeline

• 2026-04-13 Listed $340,000 NWARMLS
• 2026-01-12 Price Changed $340,000 NWARMLS
• 2016-07-19 Sold (Public Records) $147,000 Public Records
• 2016-07-18 Sold (MLS) $147,000 NWARMLS
• 2016-02-23 Listed $147,000 NWARMLS

Property tax history

-0.5%/yr

Latest (2025): $1,152 · -0.7% YoY. Source: county tax records.