2809 Major St · Pea Ridge, AR 72751

$311,200

4 bd · 2.0 ba · 1,840 sqft · SingleFamily · 54 Days on market

Built 2026 9,147 sqft lot Est $337k · 8% 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 +10.9/15.0
• Appreciation +8.7/10.0
• Cash flow +6.7/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks

Introducing the Roselyn plan, where comfort, functionality, and aesthetic appeal come together seamlessly. This thoughtfully designed home features an open floor plan with four spacious bedrooms and two modern bathrooms. The expansive living area flows into a striking eat-in kitchen, fully equipped with energy-efficient appliances and an island that’s perfect for the adventurous home chef. This popular layout promotes a sense of spaciousness and connectivity between living areas, making it ideal for both relaxation and entertaining. Discover the wonderful features of the Roselyn plan today! * Photos are of a similar model.

Key facts

• Open floor plan
• Island for cooking
• Eat-in kitchen

Tags

• OPEN FLOOR PLAN
• EXPANSIVE LIVING AREA
• EAT-IN KITCHEN
• ENERGY-EFFICIENT APPLIANCES
• ISLAND FOR COOKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $311k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (32.9% below list).
• Recommended offer: $209k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.4% in Pea Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 423 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $25k of equity ($2k loan paydown + $23k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,917 (32.9% 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 54 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $336,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2809 Major St	0.00mi	4/2.0	1,840 (0%)	1mo	$316,700	$172	99
2821 Kane St	0.10mi	4/2.0	1,840 (0%)	3mo	$322,000	$175	93
2809 Biddie St	0.14mi	4/2.0	1,840 (0%)	3mo	$321,750	$175	91
2820 Gorman St	0.30mi	4/2.0	1,882 (+2%)	1mo	$335,000	$178	81
2652 Reynolds St	0.41mi	4/2.0	1,840 (0%)	2mo	$315,000	$171	79
2808 Sharp St	0.05mi	4/2.0	1,630 (-11%)	1mo	$298,000	$183	78
2825 Kane St	0.10mi	3/2.0 (-1)	1,703 (-7%)	3mo	$317,000	$186	76
2716 Chittick St	0.09mi	4/2.0	1,630 (-11%)	2mo	$298,000	$183	75
2824 Kane St	0.11mi	4/2.0	1,630 (-11%)	2mo	$289,900	$178	74
2801 Kane St	0.10mi	4/2.0	1,630 (-11%)	3mo	$299,250	$184	74
2812 Reynolds St	0.35mi	3/2.0 (-1)	1,703 (-7%)	3mo	$324,046	$190	63
2109 Hahn St	0.69mi	4/2.0	2,054 (+12%)	2mo	$400,000	$195	46

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: 13.6%
• Equity multiple: 1.99×
• Total profit: $86,042
• Equity at exit: $225,438

10-year hold

• IRR: 13.7%
• Equity multiple: 4.14×
• Total profit: $273,347
• Equity at exit: $437,401

Cash invested: $87,136 (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: 423
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,632
• Tax est. 1.5%: −$389 /mo · $4,668/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-500

Break-even live

Break-even rent $2,722

Max offer price $238,823

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-393	+0% $-500	+5% $-608	+10% $-715
Rent	-10% $-665	-5% $-583	+0% $-500	+5% $-418	+10% $-335
Rate	-1.0pp $-343	-0.5pp $-421	base $-500	+0.5pp $-581	+1.0pp $-663

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: $77,800
• Closing costs: $9,336
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	44d	1	0.26mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	15d	1	0.32mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	15d	1	0.34mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	22d	1	0.84mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	44d	1	0.85mi

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-02-25
   listed $311,200 Active

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,070
• − Mortgage interest: −$17,432
• − Property taxes: −$4,668
• − Insurance: −$1,556
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$9,053
• Taxable loss: −$11,650
• Est. tax savings @ 24.0%: +$2,796
• After-tax cash flow: $-3,206/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

2 events — show timeline

• 2026-04-20 Pending — NWARMLS
• 2026-02-25 Listed $311,200 NWARMLS