Is 611 Apollo Ave in Centerton, AR a good investment?

CashFlowRE grades it C- with a 4.4% cap rate and $-362/mo modeled cash flow at a $229,170 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 611 Apollo Ave?

The modeled cap rate is 4.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,546/month, from CashFlowRE's rent model.

C- Composite 50.02

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).

ARV discount +15.0/15.0
Appreciation +10.0/10.0
Cash flow +6.7/30.0
Schools +5.1/10.0
Condition / age +4.0/5.0
Livability +3.9/5.0
Rent growth +2.6/5.0
1% rule +1.7/10.0
DSCR +1.0/10.0

$229,170

611 Apollo Ave · Centerton, AR 72713

3 bd · 2.0 ba · 1,093 sqft · SingleFamily · 83 Days on market

Built 2026 Good condition $210/sqft · 23% below area Est $299k · 23% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The 1100 Bungalow floor plan is a 3 bed, 2 bath 1100 square foot home that provides a safe, modern, and tranquil place for buyers to call home. LVP flooring and carpet in your home with durability and style. Created with the first-time homebuyer or savvy investors in mind, residents can be situated within walking distance of exciting neighborhood amenities, premier school districts and downtown life in Northwest Arkansas.

Key facts

Walking distance
Lvp flooring
Downtown life

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $177k (22.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (32.5% below list).
Recommended offer: $155k (32.5% below list) — sets the bar for 1% rule.
Cap rate 4.4% vs local median 3.0% 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; 1111 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
This rent is only 15% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

In year one you build about $25k of equity ($2k loan paydown + $23k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 83 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,628 (32.5% below list)

Questions for the listing agent

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?
It's been on market 83 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 4.40%
Cash-on-cash: -6.77%
DSCR: 0.70
GRM: 12.4

CMA / ARV

ARV (median comp): $299,032
List price: $229,170
Delta: -23.36%
Verdict: UNDERPRICED
Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1590 Joseph Way	1.38mi	3/2.0	1,132 (+4%)	3mo	$275,000	$243	56
871 Bliss St	1.47mi	3/2.0	1,131 (+4%)	4mo	$228,000	$202	56
129 Southland St	1.49mi	3/1.0	1,062 (-3%)	5mo	$239,900	$226	52
516 Hill Cir	1.47mi	3/1.0	1,040 (-5%)	2mo	$230,000	$221	51
278 Centerpoint Dr	1.36mi	3/2.0	1,184 (+8%)	3mo	$248,000	$209	49
177 Western Heights Cir	0.62mi	3/2.0	1,341 (+23%)	1mo	$281,500	$210	45
700 Ponderosa St	1.36mi	3/2.0	1,222 (+12%)	3mo	$255,000	$209	43
921 Sunflower St	1.35mi	3/2.0	1,280 (+17%)	0mo	$220,000	$172	40
693 Olivia Ln	1.31mi	3/2.0	1,317 (+20%)	2mo	$282,000	$214	38
1220 Shiraz Dr	1.42mi	3/2.0	1,364 (+25%)	5mo	$248,000	$182	36
677 Olivia Ln	1.32mi	3/2.0	1,354 (+24%)	5mo	$277,000	$205	36
1721 Greenbank Dr	1.14mi	3/2.0	1,300 (+19%)	6mo	$277,000	$213	35

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: 18.8%
Equity multiple: 2.52×
Total profit: $97,810
Equity at exit: $206,454

10-year hold

IRR: 17.0%
Equity multiple: 5.66×
Total profit: $299,017
Equity at exit: $445,227

Cash invested: $64,168 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 6 active · 1 under contract
Months of supply: 36.0 mo (3%/mo absorbed)
Median asking: $230,600 ($210/sqft)
Median days on market: 28 d
This list price: 33% of active listings are priced below it
ARV vs active asking: +30.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72713

Home prices YoY: 3.5%
Rents YoY: 0.4%
Active inventory: 1111
Price-to-rent: 12.4×

Monthly cashflow live

Estimated rent: $1,546 high interval (Pro) →
Mortgage (P&I): −$1,202
Tax est. 1.5%: −$286 /mo · $3,438/yr
Insurance: −$95
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$325
Net cashflow: $-362

Break-even live

Break-even rent $2,005

Max offer price $176,762

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-283	+0% $-362	+5% $-441	+10% $-521
Rent	-10% $-484	-5% $-423	+0% $-362	+5% $-301	+10% $-240
Rate	-1.0pp $-247	-0.5pp $-304	base $-362	+0.5pp $-422	+1.0pp $-482

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: $57,292
Closing costs: $6,875
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2131 Wildflower Dr Centerton, AR	4.0	2.0	1433	$1,600	$1.12	62d	1	0.22mi
297 Graystone Cir Centerton, AR	3.0	2.0	1170	$1,275	$1.09	2d	1	0.43mi
333 Graystone Cir Unit 335 Centerton, AR	3.0	2.0	1300	$1,250	$0.96	6d	1	0.50mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	119d	1	0.50mi
335 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,250	$0.96	6d	1	0.50mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	119d	1	0.50mi
234 Graystone Cir Centerton, AR	3.0	2.0	1200	$1,200	$1.00	6d	1	0.51mi
226 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,150	$0.88	6d	1	0.52mi
233 Graystone Cir Unit 231 Graystone Centerton, AR	3.0	2.0	1300	$1,195	$0.92	6d	1	0.53mi
231 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,195	$0.92	6d	1	0.53mi
170 Western Heights Cir Centerton, AR	3.0	2.0	1100	$1,700	$1.55	6d	1	0.63mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	995	$1,400	$1.41	5d	13	0.76mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	110d	1	0.83mi
470 Amethyst Rd Centerton, AR	3.0	2.5	1420	$1,680	$1.18	3d	1	0.84mi
471 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	6d	1	0.84mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	110d	1	0.86mi
1840 Garnet Ave Centerton, AR	3.0	2.5	1420	$1,650	$1.16	6d	1	0.88mi
540 Amethyst Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	6d	1	0.91mi
721 Belhaven Rd Centerton, AR	3.0	2.0	1480	$1,595	$1.08	6d	1	1.16mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	119d	1	1.18mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	117d	1	1.22mi
801 Belhaven Rd Centerton, AR	4.0	2.0	1470	$1,595	$1.09	6d	1	1.24mi
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	119d	1	1.28mi
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	110d	1	1.29mi
610 Maplewood Dr Centerton, AR	3.0	2.0	1305	$1,525	$1.17	6d	1	1.36mi
901 Honeysuckle Dr Centerton, AR	3.0	2.0	1305	$1,550	$1.19	6d	1	1.40mi
653 Appleridge Dr Centerton, AR	2.0	2.0	1152	$1,500	$1.30	4d	1	1.41mi
650 Appleridge Dr Centerton, AR	2.0	2.0	1156	$1,300	$1.12	119d	1	1.42mi
662 Appleridge Dr Centerton, AR	2.0	2.0	1182	$1,300	$1.10	119d	1	1.43mi
428 Southland St Centerton, AR	3.0	2.0	1265	$1,350	$1.07	6d	1	1.46mi
520 Sun Meadow Dr Centerton, AR	3.0	2.0	1248	$1,600	$1.28	6d	1	1.49mi

Property features AI

Finance

Financial info: List price $222,170

Exterior

Home design: Bungalow-style single-family homeSpec new construction
Construction: Built 2026 (new construction)
Exterior features: Living area about 1,093

Interior

Bedrooms: 3 bedrooms
Bathrooms: 2 full bathrooms
Interior features: Spec-built 1100-3 Bungalow plan

Listing history 50 events

2026-08-11

days on market $229,170 Active 83 DOM
2026-08-10

days on market $229,170 Active 82 DOM
2026-08-09

days on market $229,170 Active 81 DOM
2026-08-08

days on market $229,170 Active 80 DOM
2026-08-07

days on market $229,170 Active 79 DOM
2026-08-06

days on market $229,170 Active 78 DOM
2026-08-05

days on market $229,170 Active 77 DOM
2026-08-04

days on market $229,170 Active 76 DOM
2026-08-03

days on market $229,170 Active 75 DOM
2026-07-31

days on market $229,170 Active 72 DOM
2026-07-30

days on market $229,170 Active 71 DOM
2026-07-29

days on market $229,170 Active 70 DOM
2026-07-27

days on market $229,170 Active 68 DOM
2026-07-25

days on market $229,170 Active 66 DOM
2026-07-24

days on market $229,170 Active 65 DOM
2026-07-23

days on market $229,170 Active 64 DOM
2026-07-23

price $229,170 Active 63 DOM
2026-07-22

days on market $225,170 Active 63 DOM
2026-07-21

days on market $225,170 Active 62 DOM
2026-07-18

days on market $225,170 Active 59 DOM
2026-07-16

days on market $225,170 Active 57 DOM
2026-07-16

days on market $225,170 Active 56 DOM
2026-07-14

days on market $225,170 Active 55 DOM
2026-07-13

days on market $225,170 Active 54 DOM
2026-07-12

days on market $225,170 Active 53 DOM
2026-07-11

days on market $225,170 Active 52 DOM
2026-07-10

days on market $225,170 Active 51 DOM
2026-07-09

days on market $225,170 Active 50 DOM
2026-07-08

days on market $225,170 Active 49 DOM
2026-07-07

days on market $225,170 Active 48 DOM
2026-07-06

days on market $225,170 Active 47 DOM
2026-07-05

days on market $225,170 Active 46 DOM
2026-07-04

days on market $225,170 Active 45 DOM
2026-07-03

days on market $225,170 Active 44 DOM
2026-07-02

days on market $225,170 Active 43 DOM
2026-07-01

days on market $225,170 Active 42 DOM
2026-06-30

days on market $225,170 Active 41 DOM
2026-06-29

days on market $225,170 Active 40 DOM
2026-06-28

days on market $225,170 Active 39 DOM
2026-06-28

days on market $225,170 Active 38 DOM
2026-06-27

days on market $225,170 Active 37 DOM
2026-06-25

days on market $225,170 Active 35 DOM
2026-06-23

days on market $225,170 Active 33 DOM
2026-06-22

days on market $225,170 Active 32 DOM
2026-06-18

days on market $225,170 Active 29 DOM
2026-06-17

days on market $225,170 Active 28 DOM
2026-06-15

days on market $225,170 Active 26 DOM
2026-06-14

days on market $225,170 Active 24 DOM
2026-06-10

pricedays on market $225,170 Active 21 DOM
2026-06-09

days on market $224,170 Active 20 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $18,555
− Mortgage interest: −$12,837
− Property taxes: −$3,438
− Insurance: −$1,146
− Repairs & maintenance: −$1,484
− Management: −$1,484
− Depreciation: −$6,667
Taxable loss: −$8,501

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,040
After-tax cash flow: $-2,306/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This modern single-family home is in good condition with no visible repairs needed. It offers a good starting point for potential buyers or investors looking to make minor updates for a significant return on investment.

Value-add opportunities

Both Painting exterior — Enhances curb appeal and value ↑
Both Landscaping — Improves curb appeal and enhances property value ↑
Both Interior updates (paint, minor repairs) — Enhances interior aesthetics and value ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Middle Grimsley Junior High School B- AR #22/201 Nat'l #2,564/14,009 High Bentonville West High School D AR #18/292 Nat'l #6,282/17,239

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

B Composite livability gradescore 77/100

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 · 318,683 people
City population: 19,701
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: 2% of renters

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
#1 Walmart Bentonville $681.0B
Food / Agriculture	1	$53B
#85 Tyson Foods Springdale $53.3B
Retail / Energy	1	$22B
#248 Murphy USA El Dorado $22.2B
Transportation / Logistics	1	$12B
#378 J.B. Hunt Transport Services Lowell $12.1B
Energy	1	$4B
#484 Murphy Oil El Dorado $3.6B

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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