1916 Porter St · Pea Ridge, AR 72751

$334,948

3 bd · 2.0 ba · 1,760 sqft · Land · 367 Days on market

Built 2025 7,840 sqft lot $190/sqft · 6% below area Est $356k · 6% under ↓ 8% since listing

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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 +10.2/15.0
• Appreciation +8.7/10.0
• Cash flow +6.0/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0

Listing remarks MLS

This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom.

Key facts

• 10-foot ceilings
• Covered back patio
• Garden tub

Tags

• 10-FOOT CEILINGS
• COVERED BACK PATIO
• GARDEN TUB
• INVITING ENTRYWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-641 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (36.7% below list).
• Recommended offer: $212k (36.7% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $27k of equity ($2k loan paydown + $25k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $211,858 (36.7% 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 367 days. Have you received any prior offers? Is the seller open to a 37% 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. 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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.20%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $356,225
• List price: $334,948
• Delta: -5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.92×
• Total profit: $86,064
• Equity at exit: $242,642

10-year hold

• IRR: 13.0%
• Equity multiple: 3.99×
• Total profit: $280,076
• Equity at exit: $470,779

Cash invested: $93,785 (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: 13.2×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-641

Break-even live

Break-even rent $2,930

Max offer price $242,184

Occupancy floor —

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: $83,737
• Closing costs: $10,048
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	14d	1	0.22mi
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	14d	1	0.24mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	43d	1	1.16mi

Listing history 22 events

1. 2026-06-13
   statusdays on marketlisting id $334,948 Pending 367 DOM
2. 2026-06-10
   days on marketlisting id $334,948 Active 396 DOM
3. 2026-06-09
   days on market $334,948 Active 367 DOM
4. 2026-06-08
   days on market $334,948 Active 366 DOM
5. 2026-06-07
   days on market $334,948 Active 365 DOM
6. 2026-06-03
   days on market $334,948 Active 361 DOM
7. 2026-06-02
   days on market $334,948 Active 360 DOM
8. 2026-06-01
   days on market $334,948 Active 359 DOM
9. 2026-05-31
   days on market $334,948 Active 358 DOM
10. 2026-05-31
    days on market $334,948 Active 357 DOM
11. 2026-05-15
    price $334,948 396-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

12. 2026-05-15
    price $334,948 447-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

13. 2026-04-14
    price $339,927 396-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

14. 2026-04-14
    price $339,927 447-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

15. 2026-03-17
    price $344,708 396-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

16. 2026-03-17
    price $344,708 447-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

17. 2025-10-18
    price $358,708 396-char remark

    Show marketing remark (396 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom.

18. 2025-10-18
    price $362,222 396-char remark

    Show marketing remark (396 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom.

19. 2025-10-18
    price $358,708 396-char remark

    Show marketing remark (396 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom.

20. 2025-10-17
    price $358,708 447-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

21. 2025-06-07
    listed $362,222 Active 447-char remark

    Show marketing remark (447 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom. Taxes subject to change based on new construction.

22. 2025-05-10
    listed $362,222 Active 396-char remark

    Show marketing remark (396 chars)

    This floor plan is a 3-bedroom, 2-bathroom 1760 square feet home featuring 10-foot ceilings in the entryway, kitchen, living area, and primary bedroom, plus dual vanities in the primary bathroom, the 1750 Series delivers the luxury of a larger floor plan. This plan series has an inviting entryway that provides privacy. Enjoy a large, covered back patio and a garden tub in the primary bathroom.

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

Taxation est. · year 1

• Rental income: $25,423
• − Mortgage interest: −$18,762
• − Property taxes: −$5,024
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$9,744
• Taxable loss: −$13,850
• Est. tax savings @ 24.0%: +$3,324
• After-tax cash flow: $-4,369/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

-7.5% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $334,948 Zillow
• 2026-05-15 Price Changed $334,948 NWARMLS
• 2026-04-14 Price Changed $339,927 Zillow
• 2026-04-14 Price Changed $339,927 NWARMLS
• 2026-03-17 Price Changed $344,708 Zillow
• 2026-03-17 Price Changed $344,708 NWARMLS
• 2025-10-18 Price Changed $358,708 Zillow
• 2025-10-18 Price Changed $362,222 Zillow
• 2025-10-18 Price Changed $358,708 Zillow
• 2025-10-17 Price Changed $358,708 NWARMLS
• 2025-06-07 Listed $362,222 NWARMLS
• 2025-05-10 Listed $362,222 Zillow