850 Ventnor Ave · Centerton, AR 72713

$255,000

2 bd · 2.5 ba · 1,100 sqft · SingleFamily public records · 11 Days on market

Built 2024 3,049 sqft lot Est $224k · 14% over $75/mo HOA · 5% of rent

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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 +6.5/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• 1% rule +1.2/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Modern, smart, affordable living! Looking for that first home, wanting to downsize and simplify, or looking for a low-maintenance investment property, Featherston Village may be exactly what you've been looking for. Never think about lawncare again! Everything you need in a great location. Wonderful new subdivision in Bentonville School District. Modern, smart, affordable living! Looking for that first home, wanting to downsize and simplify, or looking for a low-maintenance investment property, Featherston Village may be exactly what you've been looking for. Never think about lawncare again! Everything you need in a great location. Wonderful new subdivision in Bentonville School District. Less than 5 miles from Walmart Corporate office. Come enjoy simplified living in a modern environment. Future parks and walking trails throughout neighborhood. Schedule a showing today!

Key facts

• Natural light
• Investment property
• Modern finishes

Tags

• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• MODERN FINISHES
• FUNCTIONAL FLOOR PLAN
• INVESTMENT PROPERTY
• SHORT-TERM RENTAL

Property features AI

Finance

• HOA & community: Monthly association fee of $75; Association covers grounds and structure maintenance; Community features include nearby schools, park, sidewalks, and trails/paths

Exterior

• Parking: Concrete driveway
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Sewer available; Recycling collection
• Home design: 2 stories; Slab foundation; Architectural shingle roof
• Construction: Concrete construction
• Exterior features: Concrete driveway; Patio; Located near park; Subdivision setting; Central business district nearby; Public and shared road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Plumbed for ice maker; Granite counters; Pantry
• Bedrooms: Walk-in closet(s)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Granite counters; Pantry; Programmable thermostat; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (37.9% below list).
• Recommended offer: $158k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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; 710 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent is only 16% 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 $27k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,411 (37.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 St Charles Pl	0.04mi	2/2.5	1,100 (0%)	2mo	$229,700	$209	96
651 Apollo Ave	0.12mi	2/2.5	1,100 (0%)	1mo	$224,085	$204	94
570 Solar St	0.22mi	2/2.5	1,100 (0%)	0mo	$224,085	$204	90
661 Apollo Ave	0.11mi	3/2.0 (+1)	1,100 (0%)	1mo	$222,170	$202	87
910 States Ave	0.15mi	3/2.0 (+1)	1,100 (0%)	3mo	$257,000	$234	84
580 Solar St	0.21mi	3/2.0 (+1)	1,100 (0%)	1mo	$225,426	$205	83
1090 Indiana Ave	0.20mi	3/2.0 (+1)	1,100 (0%)	2mo	$233,000	$212	82
501 Solar St	0.28mi	3/2.0 (+1)	1,100 (0%)	0mo	$222,170	$202	80
850 States Ave	0.15mi	3/2.5 (+1)	1,250 (+14%)	2mo	$254,250	$203	64
880 States Ave	0.15mi	3/2.5 (+1)	1,250 (+14%)	3mo	$259,000	$207	63
581 Solar St	0.21mi	3/2.5 (+1)	1,250 (+14%)	1mo	$246,142	$197	62
511 Solar St	0.26mi	3/2.5 (+1)	1,250 (+14%)	1mo	$246,142	$197	60

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: 18.5%
• Equity multiple: 2.50×
• Total profit: $107,082
• Equity at exit: $229,724

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $329,712
• Equity at exit: $495,409

Cash invested: $71,400 (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: 710
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$106
• HOA: −$75
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-435

Break-even live

Break-even rent $2,135

Max offer price $178,112

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-363	+0% $-435	+5% $-507	+10% $-580
Rent	-10% $-560	-5% $-498	+0% $-435	+5% $-373	+10% $-310
Rate	-1.0pp $-307	-0.5pp $-370	base $-435	+0.5pp $-501	+1.0pp $-569

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	25d	1	0.01mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	0.03mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	0.03mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	0.04mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	0.04mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	25d	1	0.06mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	25d	1	0.06mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	0.08mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	25d	1	0.08mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.09mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	0.11mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.11mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.13mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.13mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	25d	1	0.15mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.15mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	25d	1	0.16mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.16mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.17mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.18mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	0.18mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.18mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	25d	1	0.18mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	16d	1	0.19mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.19mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.20mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.20mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.21mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.22mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	25d	1	0.42mi
410 Coconut Ln Centerton, AR	3.0	2.0	1393	$1,850	$1.33	25d	1	0.43mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	16d	25	0.59mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	25d	1	0.63mi
130 cedar St Centerton, AR	1.0–2.0	1.0–1.5	897	$1,395	$1.55	15d	12	0.67mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	0.68mi
240 Sage St Centerton, AR	3.0	2.0	1250	$1,400	$1.12	25d	1	0.70mi
533 Vee St Centerton, AR	3.0	2.0	1250	$1,550	$1.24	16d	1	0.74mi
422 Red Robin St Unit 422 Centerton, AR	3.0	2.0	1290	$1,550	$1.20	16d	1	0.77mi
261 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	25d	1	0.80mi
263 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	25d	1	0.81mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 7 events

1. 2026-06-22
   days on market $255,000 Active 11 DOM
2. 2026-06-18
   days on market $255,000 Active 8 DOM
3. 2026-06-17
   days on market $255,000 Active 7 DOM
4. 2026-06-16
   days on market $255,000 Active 6 DOM
5. 2026-06-15
   days on market $255,000 Active 5 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $255,000 Active 3 DOM

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,009
• − Mortgage interest: −$14,284
• − Property taxes: −$2,018
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$900
• − Depreciation: −$7,418
• Taxable loss: −$9,928
• Est. tax savings @ 24.0%: +$2,383
• After-tax cash flow: $-2,840/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: 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: 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

+8.6% since first listed

7 events — show timeline

• 2026-06-10 Listed $255,000 NWARMLS
• 2024-10-09 Sold (Public Records) $234,900 Public Records
• 2024-10-08 Sold (MLS) $234,900 NWARMLS
• 2024-08-06 Pending — NWARMLS
• 2024-04-29 Relisted — NWARMLS
• 2024-04-12 Pending — NWARMLS
• 2023-09-12 Listed $234,900 NWARMLS

Property tax history

+105.2%/yr

Latest (2025): $2,018 · -21.9% YoY. Source: county tax records.