465 Greene St · Pea Ridge, AR 72751

$212,500

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 21 Days on market

Built 1996 0.25 ac lot Est $223k · at est.

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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 +15.0/30.0
• ARV discount +9.6/15.0
• Appreciation +8.7/10.0
• DSCR +4.6/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained home in a great Pea Ridge location! This property features granite countertops, a functional layout, and is in good overall condition, making it move-in ready for its next owner. Conveniently located just minutes from Bentonville, this home offers easy access to shopping, dining, and major employers while still enjoying the quiet, small-town feel of Pea Ridge. Nearby parks, schools, and quick access to Hwy 72 make commuting simple. A great opportunity for buyers looking for affordability, convenience, and a well-kept home in a growing area.

Key facts

• Nearby parks
• Functional layout
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• FUNCTIONAL LAYOUT
• EASY ACCESS TO SHOPPING
• QUICK ACCESS TO HWY 72
• NEARBY PARKS
• NEARBY SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $66 ($792/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 $174k (18.1% below list).
• Recommended offer: $174k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Pea Ridge — 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 (#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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $17k of equity ($1k loan paydown + $16k appreciation (7.5% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $119k; list at $212k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,011 (18.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.82% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $222,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 Greene St	0.00mi	3/2.0	1,224 (0%)	1mo	$215,000	$176	96
446 W Pickens Rd	0.16mi	3/1.5	1,300 (+6%)	4mo	$216,000	$166	77
134 Mcculloch St	0.30mi	3/1.0	1,294 (+6%)	1mo	$237,500	$184	76
2018 Hayden Rd	0.36mi	3/1.5	1,260 (+3%)	2mo	$225,000	$179	75
400 W Pickens Rd	0.17mi	3/2.0	1,308 (+7%)	6mo	$285,000	$218	72
1893 Hayden Rd	0.29mi	3/2.0	1,304 (+6%)	2mo	$254,900	$195	70
173 Watie St	0.44mi	2/1.0 (-1)	1,222 (-0%)	9mo	$217,000	$178	67
2015 Mcnair St	0.44mi	3/2.0	1,246 (+2%)	10mo	$253,000	$203	64
1562 Hutchinson St	0.49mi	3/2.0	1,288 (+5%)	5mo	$234,000	$182	61
263 Van Dorn St	0.27mi	3/1.5	1,363 (+11%)	10mo	$228,300	$167	58
1031 Charles St	0.64mi	3/2.0	1,236 (+1%)	11mo	$262,000	$212	55
1051 Asboth St	0.29mi	2/1.5 (-1)	1,392 (+14%)	5mo	$215,000	$154	52

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: 19.8%
• Equity multiple: 2.42×
• Total profit: $84,616
• Equity at exit: $153,939

10-year hold

• IRR: 18.6%
• Equity multiple: 5.07×
• Total profit: $242,217
• Equity at exit: $298,675

Cash invested: $59,500 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,114
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $66

Break-even live

Break-even rent $1,657

Max offer price $212,500

Occupancy floor 91%

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	0.12mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	0.12mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	0.12mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	0.13mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	0.14mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	0.33mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	21d	1	0.34mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	23d	1	0.39mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	0.39mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	43d	1	0.39mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	21d	1	0.40mi
200 Ryan Rd Pea Ridge, AR	1.0–2.0	1.0–2.0	895	$1,405	$1.57	13d	18	0.96mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	44d	1	1.07mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	43d	1	1.17mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	23d	1	1.17mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	21d	1	1.24mi

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   price $212,500
3. 2026-03-23
   listed $220,000 Active
4. 2018-09-17
   soldstatus $118,900
5. 1993-08-31
   soldstatus $45,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$91/yr (+$8/mo · 7.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 21 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: $20,881
• − Mortgage interest: −$11,903
• − Property taxes: −$1,269
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$6,182
• Taxable loss: −$2,877
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $1,482/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

+372.2% since first listed

5 events — show timeline

• 2026-04-13 Pending — NWARMLS
• 2026-04-10 Price Changed $212,500 NWARMLS
• 2026-03-23 Listed $220,000 NWARMLS
• 2018-09-17 Sold (Public Records) $118,900 Public Records
• 1993-08-31 Sold (Public Records) $45,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,269 · +10.7% YoY. Source: county tax records.