2812 Murphy St · Pea Ridge, AR 72751

$275,000

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 4 Days on market

Built 2023 9,147 sqft lot Est $282k · at est. ↓ 4% 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).

• Appreciation +8.7/10.0
• ARV discount +8.6/15.0
• Cash flow +8.1/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0

Listing remarks

Immaculate, like new 3/2 home offering an open/split floor plan and exceptional value! This move-in ready property features soaring 9-foot ceilings, beautiful LVP flooring, LED lighting, and a spacious living area with an expansive eat-in bar perfect for entertaining. The private primary suite offers generous storage and a well-designed layout for comfort and convenience. Enjoy the huge fully fenced backyard complete with a fabulous, covered patio and additional concrete pad - ideal for outdoor living, gatherings, or play. Perfect as a primary residence, vacation home, or investment property. Conveniently located just minutes from Bentonville and Rogers, this pristine home combines style, f

Key facts

• Open floor plan
• Led lighting
• Spacious living area

Tags

• OPEN FLOOR PLAN
• LVP FLOORING
• LED LIGHTING
• SPACIOUS LIVING AREA
• EAT-IN BAR
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association (Walnut Hill Subdivision POA); fees billed annually and monthly; Community near fire station, schools, and shopping

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Residential zoning; Slab foundation; Brick and vinyl siding exterior; Fiberglass shingle roof
• Construction: Resale home (less than 25 years old)
• Exterior features: Covered patio; Concrete driveway; Privacy wood fencing in back yard; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Trash compactor; Plumbed for ice maker; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Attic; Eat-in kitchen; Granite counters; Pantry; Split bedroom floor plan; Storage; Walk-in closet(s); Window treatments; Double-pane windows; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Utility room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (32.3% below list).
• Recommended offer: $186k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $22k of equity ($2k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $186,122 (32.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.68% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $282,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 Murphy St	0.12mi	3/2.0	1,422 (+2%)	2mo	$272,000	$191	90
2813 Bauer St	0.03mi	3/2.0	1,494 (+7%)	1mo	$292,000	$195	87
2704 Chittick St	0.27mi	3/2.0	1,422 (+2%)	1mo	$279,900	$197	84
2805 Bauer St	0.04mi	3/2.0	1,526 (+9%)	2mo	$289,900	$190	81
2709 Bauer St	0.12mi	4/2.0 (+1)	1,453 (+4%)	2mo	$280,000	$193	81
2712 Chittick St	0.30mi	3/2.0	1,355 (-3%)	1mo	$275,250	$203	80
2720 Chittick St	0.34mi	3/2.0	1,422 (+2%)	2mo	$287,000	$202	79
2700 Chittick St	0.34mi	3/2.0	1,355 (-3%)	2mo	$285,900	$211	77
2820 Murphy St	0.03mi	3/2.0	1,218 (-13%)	1mo	$265,000	$218	77
2804 Major St	0.38mi	3/2.0	1,355 (-3%)	1mo	$278,250	$205	76
2105 General Franz Sigel Dr	0.49mi	3/2.0	1,425 (+2%)	0mo	$275,000	$193	74
2800 Major St	0.38mi	3/2.0	1,216 (-13%)	1mo	$268,400	$221	60

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: 15.6%
• Equity multiple: 2.13×
• Total profit: $86,797
• Equity at exit: $199,215

10-year hold

• IRR: 15.2%
• Equity multiple: 4.44×
• Total profit: $264,513
• Equity at exit: $386,521

Cash invested: $77,000 (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 72751

• Home prices YoY: 2.2%
• Active inventory: 433
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-271

Break-even live

Break-even rent $2,205

Max offer price $227,043

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-194	+0% $-271	+5% $-349	+10% $-427
Rent	-10% $-419	-5% $-345	+0% $-271	+5% $-198	+10% $-124
Rate	-1.0pp $-133	-0.5pp $-202	base $-271	+0.5pp $-343	+1.0pp $-415

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	16d	1	0.06mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	16d	1	0.12mi
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	45d	1	0.14mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	23d	1	0.71mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	0.77mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	1.32mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	23d	1	1.33mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	45d	1	1.34mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.35mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	25d	1	1.35mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	23d	1	1.39mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	16d	1	1.41mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	1.43mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.45mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	45d	1	1.46mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.46mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.46mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	1.46mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.46mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	25d	1	1.46mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	1.47mi

Listing history 5 events

1. 2026-06-10
   status $275,000 Pending 4 DOM
2. 2026-06-09
   days on market $275,000 Active 4 DOM
3. 2026-06-08
   days on market $275,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $275,000 Active 2 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: $2,222 · $185/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,335
• − Mortgage interest: −$15,404
• − Property taxes: −$2,222
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$8,000
• Taxable loss: −$8,240
• Est. tax savings @ 24.0%: +$1,978
• After-tax cash flow: $-1,280/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

-3.5% since first listed

4 events — show timeline

• 2026-06-02 Listed $275,000 NWARMLS
• 2026-03-05 Price Changed $272,000 NWARMLS
• 2026-02-10 Price Changed $280,000 NWARMLS
• 2026-01-20 Price Changed $285,000 NWARMLS

Property tax history

-20.1%/yr

Latest (2025): $2,222 · -20.1% YoY. Source: county tax records.