2105 Crandall Rd · Pea Ridge, AR 72751

$375,500

4 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 76 Days on market

Built 2022 0.25 ac lot $176/sqft · 27% below area Est $513k · 27% under $42/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Appreciation +8.7/10.0
• Cash flow +4.9/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This spacious home offers a wonderful layout with a split floor plan & open kitchen into the living room for entertaining that includes a formal dining area as well as an eat in location! Updated features throughout the home, plenty of closet storage, 2.5 bath, soaking tub in primary with walk in shower. You're within a short walk to the community pool and pavilion. Ready to move in! Sold AS-IS, no repairs.

Key facts

• Pavilion
• Community pool
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OPEN KITCHEN
• FORMAL DINING AREA
• COMMUNITY POOL
• PAVILION
• PLENTY OF CLOSET STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $376k.

Deal economics

• At list price, monthly cash flow is $-896 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (46.1% below list).
• Recommended offer: $203k (46.1% below list) — sets the bar for 1% rule.

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; 29 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 $31k of equity ($3k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $39k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,523 (46.1% 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 76 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.23%
• DSCR: 0.54
• GRM: 15.5

CMA / ARV

• ARV (median comp): $512,547
• List price: $375,500
• Delta: -26.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 Abbott Ln	0.12mi	4/2.0	2,087 (-2%)	2mo	$415,000	$199	90
2401 Abbott Ln	0.21mi	4/2.0	2,050 (-4%)	4mo	$415,000	$202	81
2405 Salmon St	0.25mi	4/2.0	2,200 (+3%)	2mo	$461,900	$210	81
2209 Salmon St	0.19mi	4/2.5	2,222 (+4%)	3mo	$469,900	$211	79
2000 Decker Rd	0.10mi	4/2.5	2,294 (+8%)	3mo	$465,000	$203	78
1805 Salmon St	0.26mi	4/2.5	2,200 (+3%)	4mo	$445,000	$202	77
2350 Brooks Cir	0.34mi	4/2.0	2,069 (-3%)	6mo	$350,000	$169	74
2404 Salmon St	0.23mi	4/2.5	2,300 (+8%)	2mo	$482,900	$210	72
2409 Salmon St	0.26mi	3/2.5 (-1)	2,211 (+4%)	2mo	$464,900	$210	72
2408 Salmon St	0.24mi	3/2.5 (-1)	2,000 (-6%)	4mo	$429,900	$215	69
2209 Bergman Rd	0.10mi	4/3.0	2,368 (+11%)	6mo	$513,856	$217	68
2301 Salmon St	0.21mi	3/2.5 (-1)	2,000 (-6%)	7mo	$429,900	$215	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: 11.0%
• Equity multiple: 1.81×
• Total profit: $85,113
• Equity at exit: $272,018

10-year hold

• IRR: 11.9%
• Equity multiple: 3.75×
• Total profit: $289,258
• Equity at exit: $527,776

Cash invested: $105,140 (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: 15.5×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,969
• Tax from tax record: −$328 /mo · $3,942/yr
• Insurance: −$156
• HOA: −$42
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-896

Break-even live

Break-even rent $3,160

Max offer price $217,187

Occupancy floor —

Sensitivity live

Price	-10% $-684	-5% $-790	+0% $-896	+5% $-1,002	+10% $-1,109
Rent	-10% $-1,056	-5% $-976	+0% $-896	+5% $-816	+10% $-736
Rate	-1.0pp $-707	-0.5pp $-801	base $-896	+0.5pp $-993	+1.0pp $-1,092

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: $93,875
• Closing costs: $11,265
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Carlock Dr Pea Ridge, AR	4.0	2.5	2410	$2,550	$1.06	16d	1	0.15mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	0.22mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	0.22mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	0.35mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	0.35mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	0.37mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	0.38mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	0.39mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	0.44mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	0.69mi
1036 Tracey Ln Pea Ridge, AR	4.0	2.0	1911	$2,075	$1.09	25d	1	0.72mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	25d	1	0.82mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.82mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.83mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.83mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	15d	1	0.84mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	45d	1	0.84mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.85mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	23d	1	0.93mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	23d	1	0.93mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	0.99mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	1.03mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	16d	1	1.27mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	16d	1	1.29mi
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	45d	1	1.39mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	1.42mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	25d	1	1.42mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	23d	1	1.44mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	45d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-03
   statusdays on market $375,500 Pending 76 DOM
2. 2026-06-02
   days on market $375,500 Active 75 DOM
3. 2026-06-01
   days on market $375,500 Active 74 DOM
4. 2026-05-31
   days on market $375,500 Active 73 DOM
5. 2026-05-31
   days on market $375,500 Active 72 DOM
6. 2026-04-22
   price $394,500 417-char remark

   Show marketing remark (417 chars)

   This spacious home offers a wonderful layout with a split floor plan & open kitchen into the living room for entertaining that includes a formal dining area as well as an eat in location! Updated features throughout the home, plenty of closet storage, 2.5 bath, soaking tub in primary with walk in shower. You're within a short walk to the community pool and pavilion. Ready to move in! Sold AS-IS, no repairs.

7. 2026-03-18
   listed $414,500 Active 417-char remark

   Show marketing remark (417 chars)

   This spacious home offers a wonderful layout with a split floor plan & open kitchen into the living room for entertaining that includes a formal dining area as well as an eat in location! Updated features throughout the home, plenty of closet storage, 2.5 bath, soaking tub in primary with walk in shower. You're within a short walk to the community pool and pavilion. Ready to move in! Sold AS-IS, no repairs.

8. 2026-01-05
   price $430,000
9. 2025-09-27
   price $450,000
10. 2025-07-30
    price $465,000
11. 2023-06-30
    soldstatus $389,120 Closed
12. 2023-05-29
    status Pending
13. 2023-02-16
    listed $389,120 Active

ⓘ 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: $3,942 · $328/mo
• Projected year-2 tax: $3,942 · $328/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: $24,303
• − Mortgage interest: −$21,034
• − Property taxes: −$3,942
• − Insurance: −$1,878
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$504
• − Depreciation: −$10,924
• Taxable loss: −$17,867
• Est. tax savings @ 24.0%: +$4,288
• After-tax cash flow: $-6,466/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

+1.4% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $394,500 NWARMLS
• 2026-03-18 Listed $414,500 NWARMLS
• 2026-01-05 Price Changed $430,000 NWARMLS
• 2025-09-27 Price Changed $450,000 NWARMLS
• 2025-07-30 Price Changed $465,000 NWARMLS
• 2023-06-30 Sold (MLS) $389,120 NWARMLS
• 2023-05-29 Pending — NWARMLS
• 2023-02-16 Listed $389,120 NWARMLS

Property tax history

+113.7%/yr

Latest (2025): $3,942 · -0.9% YoY. Source: county tax records.