2709 Major St · Pea Ridge, AR 72751

$291,600

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 48 Days on market

Built 2026 7,840 sqft lot $198/sqft · at area comps Est $282k · at est.

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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).

• Appreciation +8.7/10.0
• Cash flow +7.5/30.0
• ARV discount +6.0/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks MLS

This new single-story home is ready for modern lifestyles. An open-concept floorplan shared between the kitchen and living room encourages simple everyday transitions and multitasking. Three secondary bedrooms are tucked away to the side of the home, opposite from the luxurious owner's suite with a full bathroom and walk-in closet.

Key facts

• 7,840 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and park

Exterior

• Parking: Attached garage; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Fiber optic available; Public water; Public sewer
• Home design: Single-story; New construction; Brick and vinyl siding; Architectural shingle roof; Entry on slab foundation
• Construction: Built as new construction; Brick and vinyl siding; Architectural shingle roof; Slab foundation; Has home warranty
• Exterior features: Concrete driveway; Patio; Landscaped lot; Near park; Subdivision; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric range; Smooth cooktop; Microwave; Microwave hood fan; Disposal; Plumbed for ice maker; ENERGY STAR qualified appliances; Electric water heater
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: Pantry; Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (28.3% below list).
• Recommended offer: $209k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% 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.
• Zoned schools: Pea Ridge Primary School (575 students, 36% FRL); Pea Ridge Middle School (math 47% / reading 42%, grade D, #61 of 201 statewide, top 32%, 395 students, 34% FRL); Pea Ridge High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 566 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 433 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,111 (28.3% 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 48 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $282,425
• List price: $291,600
• Delta: 3.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Chittick St	0.14mi	3/2.0 (-1)	1,422 (-3%)	2mo	$287,000	$202	81
2704 Chittick St	0.20mi	3/2.0 (-1)	1,422 (-3%)	1mo	$279,900	$197	80
2804 Major St	0.05mi	3/2.0 (-1)	1,355 (-8%)	1mo	$278,250	$205	79
2808 Sharp St	0.09mi	4/2.0	1,630 (+11%)	1mo	$298,000	$183	77
2824 Kane St	0.08mi	4/2.0	1,630 (+11%)	2mo	$289,900	$178	77
2716 Chittick St	0.14mi	4/2.0	1,630 (+11%)	2mo	$298,000	$183	74
2700 Chittick St	0.14mi	3/2.0 (-1)	1,355 (-8%)	2mo	$285,900	$211	74
2712 Chittick St	0.18mi	3/2.0 (-1)	1,355 (-8%)	1mo	$275,250	$203	73
2813 Bauer St	0.44mi	3/2.0 (-1)	1,494 (+2%)	1mo	$292,000	$195	71
2709 Murphy St	0.38mi	3/2.0 (-1)	1,422 (-3%)	2mo	$272,000	$191	70
2105 General Franz Sigel Dr	0.48mi	3/2.0 (-1)	1,425 (-3%)	0mo	$275,000	$193	67
2805 Bauer St	0.43mi	3/2.0 (-1)	1,526 (+4%)	2mo	$289,900	$190	67

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: 14.7%
• Equity multiple: 2.07×
• Total profit: $87,343
• Equity at exit: $211,240

10-year hold

• IRR: 14.6%
• Equity multiple: 4.31×
• Total profit: $270,641
• Equity at exit: $409,852

Cash invested: $81,648 (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: 433
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,529
• Tax est. 1.5%: −$364 /mo · $4,374/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-363

Break-even live

Break-even rent $2,551

Max offer price $239,044

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-262	+0% $-363	+5% $-464	+10% $-565
Rent	-10% $-528	-5% $-446	+0% $-363	+5% $-281	+10% $-198
Rate	-1.0pp $-216	-0.5pp $-289	base $-363	+0.5pp $-439	+1.0pp $-516

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: $72,900
• Closing costs: $8,748
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	45d	1	0.28mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	16d	1	0.31mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	16d	1	0.34mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	0.79mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	23d	1	0.79mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $291,600 Active 48 DOM
2. 2026-06-18
   days on market $291,600 Active 45 DOM
3. 2026-06-17
   days on market $291,600 Active 44 DOM
4. 2026-06-16
   days on market $291,600 Active 43 DOM
5. 2026-06-15
   days on market $291,600 Active 42 DOM
6. 2026-06-14
   days on market $291,600 Active 40 DOM
7. 2026-06-13
   days on market $291,600 Active 39 DOM
8. 2026-06-10
   days on market $291,600 Active 37 DOM
9. 2026-06-09
   days on market $291,600 Active 36 DOM
10. 2026-06-08
    days on market $291,600 Active 35 DOM
11. 2026-06-07
    days on market $291,600 Active 34 DOM
12. 2026-06-03
    days on market $291,600 Active 30 DOM
13. 2026-06-02
    days on market $291,600 Active 29 DOM

    Show marketing remark (333 chars)

    This new single-story home is ready for modern lifestyles. An open-concept floorplan shared between the kitchen and living room encourages simple everyday transitions and multitasking. Three secondary bedrooms are tucked away to the side of the home, opposite from the luxurious owner's suite with a full bathroom and walk-in closet.

14. 2026-06-01
    days on market $291,600 Active 28 DOM
15. 2026-05-31
    days on market $291,600 Active 27 DOM
16. 2026-05-31
    days on market $291,600 Active 26 DOM
17. 2026-05-04
    listed $291,600 Active 689-char remark
18. 2026-05-02
    listed $291,600 Active 333-char remark

    Show marketing remark (333 chars)

    This new single-story home is ready for modern lifestyles. An open-concept floorplan shared between the kitchen and living room encourages simple everyday transitions and multitasking. Three secondary bedrooms are tucked away to the side of the home, opposite from the luxurious owner's suite with a full bathroom and walk-in closet.

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

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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $25,093
• − Mortgage interest: −$16,334
• − Property taxes: −$4,374
• − Insurance: −$1,458
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$8,483
• Taxable loss: −$9,571
• Est. tax savings @ 24.0%: +$2,297
• After-tax cash flow: $-2,062/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

-0.8% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $289,300 Zillow
• 2026-05-04 Listed $291,600 NWARMLS
• 2026-05-02 Listed $291,600 Zillow