2801 Major St · Pea Ridge, AR 72751

$289,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 73 Days on market

Built 2026 7,840 sqft lot $197/sqft · at area comps Est $284k · at est. $13/mo HOA · 1% of rent

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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 +6.6/15.0
• 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

Introducing the stunning Carnegie plan, a home that boasts exceptional curb appeal with its cozy covered entryway and beautifully landscaped front yard. This inviting residence features four spacious bedrooms and two modern bathrooms, along with a large living room perfect for gatherings. The well-appointed kitchen is fully equipped with energy-efficient appliances, abundant counter space, and a convenient pantry for all your storage needs. Additionally, the laundry room, located just off the garage, enhances functionality for families of any size. The master suite is a true retreat, featuring a generous walk-in closet. Discover the charm and comfort of the Carnegie plan today!

Key facts

• Laundry room
• Convenient pantry
• 7,840 sq ft lot

Tags

• COZY COVERED ENTRYWAY
• LANDSCAPED FRONT YARD
• ENERGY EFFICIENT APPLIANCES
• ABUNDANT COUNTER SPACE
• CONVENIENT PANTRY
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (27.6% below list).
• Recommended offer: $209k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 73 days — a 6% lower offer ($272k) 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 (27.6% 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 73 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.81%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 11.5

CMA / ARV

• ARV (median comp): $283,500
• List price: $289,000
• Delta: 1.94%
• 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	0.15mi	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	79
2804 Major St	0.06mi	3/2.0 (-1)	1,355 (-8%)	1mo	$278,250	$205	79
2808 Sharp St	0.10mi	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	0.15mi	4/2.0	1,630 (+11%)	2mo	$298,000	$183	73
2700 Chittick St	0.15mi	3/2.0 (-1)	1,355 (-8%)	2mo	$285,900	$211	73
2712 Chittick St	0.19mi	3/2.0 (-1)	1,355 (-8%)	1mo	$275,250	$203	72
2813 Bauer St	0.44mi	3/2.0 (-1)	1,494 (+2%)	0mo	$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	0.44mi	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: $86,682
• Equity at exit: $209,356

10-year hold

• IRR: 14.6%
• Equity multiple: 4.32×
• Total profit: $268,506
• Equity at exit: $406,198

Cash invested: $80,920 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$13
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-358

Break-even live

Break-even rent $2,545

Max offer price $237,163

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: $72,250
• Closing costs: $8,670
• 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	43d	1	0.28mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	14d	1	0.31mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	14d	1	0.34mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	43d	1	0.79mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	21d	1	0.79mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	44d	1	1.46mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 20 events

1. 2026-06-16
   pricestatuslisting id $289,000 Pending 73 DOM
2. 2026-06-15
   pricelisting id $286,850 Active 73 DOM
3. 2026-06-15
   days on market $289,000 Active 73 DOM
4. 2026-06-14
   days on market $289,000 Active 71 DOM
5. 2026-06-13
   days on market $289,000 Active 70 DOM
6. 2026-06-10
   days on market $289,000 Active 68 DOM
7. 2026-06-09
   days on market $289,000 Active 67 DOM
8. 2026-06-08
   days on market $289,000 Active 66 DOM
9. 2026-06-07
   days on market $289,000 Active 65 DOM
10. 2026-06-03
    days on market $289,000 Active 61 DOM
11. 2026-06-02
    days on market $289,000 Active 60 DOM
12. 2026-06-01
    days on market $289,000 Active 59 DOM
13. 2026-05-31
    days on market $289,000 Active 58 DOM
14. 2026-05-31
    days on market $289,000 Active 57 DOM
15. 2026-05-07
    price $289,000 686-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.

16. 2026-05-07
    price $289,000 333-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.

17. 2026-05-02
    price $291,300 333-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.

18. 2026-04-30
    price $291,300 686-char remark

    Show marketing remark (686 chars)

    Introducing the stunning Carnegie plan, a home that boasts exceptional curb appeal with its cozy covered entryway and beautifully landscaped front yard. This inviting residence features four spacious bedrooms and two modern bathrooms, along with a large living room perfect for gatherings. The well-appointed kitchen is fully equipped with energy-efficient appliances, abundant counter space, and a convenient pantry for all your storage needs. Additionally, the laundry room, located just off the garage, enhances functionality for families of any size. The master suite is a true retreat, featuring a generous walk-in closet. Discover the charm and comfort of the Carnegie plan today!

19. 2026-04-03
    listed $287,800 Active 333-char remark

    Show marketing remark (686 chars)

    Introducing the stunning Carnegie plan, a home that boasts exceptional curb appeal with its cozy covered entryway and beautifully landscaped front yard. This inviting residence features four spacious bedrooms and two modern bathrooms, along with a large living room perfect for gatherings. The well-appointed kitchen is fully equipped with energy-efficient appliances, abundant counter space, and a convenient pantry for all your storage needs. Additionally, the laundry room, located just off the garage, enhances functionality for families of any size. The master suite is a true retreat, featuring a generous walk-in closet. Discover the charm and comfort of the Carnegie plan today!

20. 2026-04-03
    listed $287,800 Active 686-char remark

    Show marketing remark (686 chars)

    Introducing the stunning Carnegie plan, a home that boasts exceptional curb appeal with its cozy covered entryway and beautifully landscaped front yard. This inviting residence features four spacious bedrooms and two modern bathrooms, along with a large living room perfect for gatherings. The well-appointed kitchen is fully equipped with energy-efficient appliances, abundant counter space, and a convenient pantry for all your storage needs. Additionally, the laundry room, located just off the garage, enhances functionality for families of any size. The master suite is a true retreat, featuring a generous walk-in closet. Discover the charm and comfort of the Carnegie plan today!

ⓘ 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: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$156
• − Depreciation: −$8,407
• Taxable loss: −$9,453
• Est. tax savings @ 24.0%: +$2,269
• After-tax cash flow: $-2,030/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

+0.4% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $289,000 NWARMLS
• 2026-05-07 Price Changed $289,000 Zillow
• 2026-05-02 Price Changed $291,300 Zillow
• 2026-04-30 Price Changed $291,300 NWARMLS
• 2026-04-03 Listed $287,800 Zillow
• 2026-04-03 Listed $287,800 NWARMLS