8638 S Pleasant Valley Rd · Highfill, AR 72722

$270,000

4 bd · 2.0 ba · 2,100 sqft · Manufactured public records · 37 Days on market

Built 2005 ↓ 6% since listing

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Why this score? — see what drove the C 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 +17.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

8638 S Pleasant Valley Rd ?? Right on the edge of Gentry, Decatur, Centerton, Bentonville area ?? High-demand, growth area ?? Country feel with quick access to Centerton & amp; Bentonville ?? Multiple exit strategies 4 acres in a location that keeps getting hotter, perfect for investors or end buyers looking for space + upside. Bonus: Livable trailer on site ? Hold for rental income ? Live in it ? Sell or clear for a new build 4 ACRES. LOCATION. FLEXIBILITY. Deals like this don & acirc; & euro; & trade; t last long in this area. Please note: I am selling my equitable interest in a purchase contract, not the property itself. I am not a licensed agent.

Key facts

• 4 acres
• Built 2005
• Listed 37 days

Tags

• HIGH-DEMAND GROWTH AREA
• QUICK ACCESS TO CENTERTON
• 4 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (13.0% below list).
• Recommended offer: $235k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.9% in Highfill — 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 (#97 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Gentry School District (town): math 36% / reading 41% proficiency, ranked #71 of 238 in AR (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 37 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (13.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $161,212
• Equity at exit: $243,237

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $463,305
• Equity at exit: $524,551

Cash invested: $75,600 (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 72722

• Home prices YoY: 15.4%
• Active inventory: 39
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $224

Break-even live

Break-even rent $2,066

Max offer price $270,000

Occupancy floor 85%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 NW 70th Ave Bentonville, AR	3.0	2.5	2021	$2,350	$1.16	14d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $270,000 Active 37 DOM
2. 2026-06-17
   days on market $270,000 Active 36 DOM
3. 2026-06-16
   days on market $270,000 Active 35 DOM
4. 2026-06-15
   days on market $270,000 Active 34 DOM
5. 2026-06-14
   days on market $270,000 Active 32 DOM
6. 2026-06-13
   days on market $270,000 Active 31 DOM
7. 2026-06-10
   days on market $270,000 Active 29 DOM
8. 2026-06-09
   days on market $270,000 Active 28 DOM
9. 2026-06-08
   days on market $270,000 Active 27 DOM
10. 2026-06-07
    days on market $270,000 Active 26 DOM
11. 2026-06-03
    days on market $270,000 Active 22 DOM
12. 2026-06-02
    days on market $270,000 Active 21 DOM
13. 2026-06-01
    days on market $270,000 Active 20 DOM
14. 2026-05-31
    days on market $270,000 Active 19 DOM
15. 2026-05-31
    days on market $270,000 Active 18 DOM
16. 2026-05-13
    price $270,000
17. 2026-05-12
    listed $287,000 Active

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,728 · $144/mo
• Expected delta: +$480/yr (+$40/mo · 38.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $28,200
• − Mortgage interest: −$15,124
• − Property taxes: −$1,248
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$7,855
• Taxable loss: −$1,889
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $3,142/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: Gentry School District
• NCES district ID: 0506540
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $45,160
• Composite: 32.77/100
• National rank: #5629
• State rank: #71 of 238 in AR

Livability — Highfill

• Score: 67/100
• State rank: #97
• US rank: #10302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,920

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 56% Two or more races 29% Hispanic / Latino 14% Asian 5% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 3% French/Haitian/Cajun 2%

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: ▲ 57.29%
• Current HPI: 428.7914
• Rent YoY: —
• Metro: —
• 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

-5.9% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $270,000 FSBO.com
• 2026-05-12 Listed $287,000 FSBO.com

Property tax history

+12.4%/yr

Latest (2025): $1,248 · +13.1% YoY. Source: county tax records.