1700 King Rd · Centerton, AR 72719

$350,000

5 bd · 3.5 ba · 2,347 sqft · SingleFamily public records · 2 Days on market

Built 2022 6,534 sqft lot Est $479k · 27% 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 +15.0/15.0
• Cash flow +9.5/30.0
• Schools +5.2/10.0
• Appreciation +4.6/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Beautiful new construction home in Bentonville School District. Home features downstairs master suite with his and hers walk-in closets. Upstairs has a spacious bonus room perfect for entertainment or kids play area. Guest bedrooms are almost too big and 2 have walk-in closets.

Key facts

• Flexible space
• Updated finishes
• Newer construction

Tags

• NEWER CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• FLEXIBLE SPACE
• PRIVATE RETREAT
• UPDATED FINISHES

Property features AI

Finance

• HOA & community: HOA fees assessed monthly; Community features include biking, parks, trails/paths, and proximity to schools

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Public sewer; Public water
• Home design: 2 stories
• Construction: Brick and vinyl siding construction; Architectural shingle roof; Slab foundation; Built on a 0.15-acre lot
• Exterior features: Concrete driveway; Covered patio/porch; Cleared lot; Near park; Located in a subdivision; Public paved road frontage; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Garbage disposal; ENERGY STAR qualified appliances
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (29.4% below list).
• Recommended offer: $247k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 465 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,067 (29.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.71% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $478,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 King Rd	0.00mi	5/3.5	2,440 (+4%)	1mo	$350,000	$143	93
820 Bob Glen Cir	0.19mi	4/2.0 (-1)	2,181 (-7%)	2mo	$430,000	$197	66
1400 Blue Moon Rd	0.47mi	4/3.5 (-1)	2,526 (+8%)	4mo	$565,720	$224	57
1420 Florentine Rd	0.54mi	4/3.0 (-1)	2,544 (+8%)	7mo	$545,000	$214	48
1121 Ari Ave	0.75mi	5/3.5	2,570 (+10%)	6mo	$484,911	$189	44
301 Spicewood Trl	0.72mi	4/2.0 (-1)	2,150 (-8%)	1mo	$440,239	$205	41
1141 Ari Ave	0.73mi	4/2.0 (-1)	2,150 (-8%)	4mo	$474,885	$221	37
311 Spicewood Trl	0.71mi	4/2.0 (-1)	2,150 (-8%)	6mo	$420,252	$195	37
281 Spicewood Trl	0.74mi	4/2.0 (-1)	2,150 (-8%)	6mo	$426,276	$198	36
1110 Ari Ave	0.74mi	4/2.0 (-1)	2,150 (-8%)	6mo	$429,257	$200	35
1441 Tiffany St	0.75mi	4/2.5 (-1)	2,654 (+13%)	1mo	$594,496	$224	34
1140 Ari Ave	0.71mi	4/3.5 (-1)	1,998 (-15%)	6mo	$408,425	$204	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.54×
• Total profit: $-45,453
• Equity at exit: $86,674

10-year hold

• IRR: -6.0%
• Equity multiple: 0.47×
• Total profit: $-51,514
• Equity at exit: $92,891

Cash invested: $98,000 (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 72719

• Home prices YoY: -0.3%
• Rents YoY: 0.6%
• Active inventory: 465
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,471 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-241

Break-even live

Break-even rent $2,775

Max offer price $307,502

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-142	+0% $-241	+5% $-340	+10% $-439
Rent	-10% $-436	-5% $-338	+0% $-241	+5% $-143	+10% $-45
Rate	-1.0pp $-64	-0.5pp $-152	base $-241	+0.5pp $-331	+1.0pp $-424

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Bob Glen Cir Centerton, AR	4.0	2.5	2232	$2,400	$1.08	23d	1	0.19mi
2031 Bluebonnet Ln Centerton, AR	4.0	2.0	1586	$1,850	$1.17	16d	1	1.08mi
2121 Bluebonnet Ln Centerton, AR	4.0	3.5	1998	$2,100	$1.05	16d	1	1.13mi
2161 Wildflower Dr Centerton, AR	4.0	2.5	2364	$2,250	$0.95	16d	1	1.23mi
3030 Laredo Ln Gravette, AR	4.0	2.0	1800	$1,950	$1.08	16d	1	1.39mi
3040 Laredo Ln Gravette, AR	4.0	2.0	1892	$1,970	$1.04	16d	1	1.39mi
970 Moksha St Centerton, AR	4.0	3.0	2310	$2,700	$1.17	16d	1	1.39mi
2061 Larry Ln Bentonville, AR	4.0	2.0	2043	$2,400	$1.17	16d	1	1.45mi

Listing history 5 events

1. 2026-05-03
   status Pending
2. 2026-04-17
   listed $350,000 Active
3. 2022-12-30
   soldstatus $324,635 Closed 278-char remark

   Show marketing remark (278 chars)

   Beautiful new construction home in Bentonville School District. Home features downstairs master suite with his and hers walk-in closets. Upstairs has a spacious bonus room perfect for entertainment or kids play area. Guest bedrooms are almost too big and 2 have walk-in closets.

4. 2022-11-25
   historical 278-char remark

   Show marketing remark (278 chars)

   Beautiful new construction home in Bentonville School District. Home features downstairs master suite with his and hers walk-in closets. Upstairs has a spacious bonus room perfect for entertainment or kids play area. Guest bedrooms are almost too big and 2 have walk-in closets.

5. 2022-11-25
   listed $324,635 278-char remark

   Show marketing remark (278 chars)

   Beautiful new construction home in Bentonville School District. Home features downstairs master suite with his and hers walk-in closets. Upstairs has a spacious bonus room perfect for entertainment or kids play area. Guest bedrooms are almost too big and 2 have walk-in closets.

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $29,648
• − Mortgage interest: −$19,605
• − Property taxes: −$2,534
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − Depreciation: −$10,182
• Taxable loss: −$9,166
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-687/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): 19,701
• Household income: $113,542
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 374.0

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 0.64)
• Race & ethnicity: White 58% Two or more races 25% Hispanic / Latino 14% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 8% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 1% Other Asian/Pacific 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: ▼ -0.87%
• Current HPI: 320.376
• Rent YoY: ▲ 0.64%
• 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

+7.8% since first listed

5 events — show timeline

• 2026-05-03 Pending — NWARMLS
• 2026-04-17 Listed $350,000 NWARMLS
• 2022-12-30 Sold (MLS) $324,635 NWARMLS
• 2022-11-25 Delisted — NWARMLS
• 2022-11-25 Listed $324,635 NWARMLS

Property tax history

+1.1%/yr

Latest (2025): $2,534 · +3.3% YoY. Source: county tax records.