1200 Hybrid Plan · Pea Ridge, AR 72751

$273,535

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 187 Days on market

$228/sqft · 9% below area Est $302k · 9% 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 +11.7/15.0
• Appreciation +8.7/10.0
• Cash flow +6.6/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

This 3 bedroom, 2 bath 1200 square foot hybrid floor plan offers the luxury of a brick exterior, with the affordability of cottage finishes inside. Gather around the spacious kitchen island with friends and family. LVP flooring throughout upgrades your home with durability and style. Enjoy the privacy of a secluded primary suite and a sizable walk-in closet. This hybrid floor plan is the definition of affordable luxury, with a modern design that suits a busy and active lifestyle.

Key facts

• Brick exterior
• Lvp flooring
• 2 garage spots

Tags

• BRICK EXTERIOR
• SPACIOUS KITCHEN ISLAND
• LVP FLOORING
• SECLUDED PRIMARY SUITE
• SIZABLE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (33.1% below list).
• Recommended offer: $183k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Pea Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 + $20k 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

• It's been on market 187 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,912 (33.1% 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 187 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.98%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $301,789
• List price: $273,535
• Delta: -9.36%
• 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
1718 Bugg St	0.05mi	3/2.0	1,180 (-2%)	5mo	$289,077	$245	91
1714 Farmer St	0.18mi	3/2.0	1,201 (+0%)	5mo	$290,738	$242	87
1710 Farmer St	0.19mi	3/2.0	1,200 (0%)	5mo	$288,847	$241	87
1721 Farmer St	0.20mi	3/2.0	1,201 (+0%)	5mo	$292,183	$243	86
1708 Ferguson St	0.15mi	3/2.0	1,202 (+0%)	11mo	$270,635	$225	84
1704 Ferguson St	0.17mi	3/2.0	1,201 (+0%)	11mo	$293,383	$244	83
1712 Bugg St	0.08mi	3/2.0	1,201 (+0%)	16mo	$269,713	$225	82
1715 Farmer St	0.21mi	3/2.0	1,180 (-2%)	9mo	$293,254	$249	80
1706 Bugg St	0.12mi	3/2.0	1,202 (+0%)	17mo	$279,874	$233	80
1707 Bugg St	0.12mi	3/2.0	1,201 (+0%)	18mo	$270,089	$225	79
1700 Bugg St	0.15mi	3/2.0	1,201 (+0%)	17mo	$284,392	$237	78
1405 Joyce St	0.21mi	3/2.0	1,202 (+0%)	17mo	$278,142	$231	76

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: 13.5%
• Equity multiple: 1.98×
• Total profit: $75,266
• Equity at exit: $198,153

10-year hold

• IRR: 13.7%
• Equity multiple: 4.13×
• Total profit: $239,481
• Equity at exit: $384,462

Cash invested: $76,590 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,434
• Tax est. 1.5%: −$342 /mo · $4,103/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-445

Break-even live

Break-even rent $2,393

Max offer price $209,094

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: $68,384
• Closing costs: $8,206
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.41mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.42mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.43mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	44d	1	1.46mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	44d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $273,535 Active 187 DOM
2. 2026-06-17
   days on market $273,535 Active 186 DOM
3. 2026-06-16
   days on market $273,535 Active 185 DOM
4. 2026-06-15
   days on market $273,535 Active 184 DOM
5. 2026-06-14
   days on market $273,535 Active 182 DOM
6. 2026-06-13
   days on market $273,535 Active 181 DOM
7. 2026-06-10
   days on market $273,535 Active 179 DOM
8. 2026-06-09
   days on market $273,535 Active 178 DOM
9. 2026-06-08
   days on market $273,535 Active 177 DOM
10. 2026-06-07
    days on market $273,535 Active 176 DOM
11. 2026-06-03
    days on market $273,535 Active 172 DOM
12. 2026-06-02
    days on market $273,535 Active 171 DOM
13. 2026-06-01
    days on market $273,535 Active 170 DOM
14. 2026-05-31
    days on market $273,535 Active 169 DOM
15. 2026-05-31
    days on market $273,535 Active 168 DOM
16. 2026-04-11
    price $273,535 484-char remark

    Show marketing remark (484 chars)

    This 3 bedroom, 2 bath 1200 square foot hybrid floor plan offers the luxury of a brick exterior, with the affordability of cottage finishes inside. Gather around the spacious kitchen island with friends and family. LVP flooring throughout upgrades your home with durability and style. Enjoy the privacy of a secluded primary suite and a sizable walk-in closet. This hybrid floor plan is the definition of affordable luxury, with a modern design that suits a busy and active lifestyle.

17. 2026-02-14
    price $271,589 484-char remark

    Show marketing remark (484 chars)

    This 3 bedroom, 2 bath 1200 square foot hybrid floor plan offers the luxury of a brick exterior, with the affordability of cottage finishes inside. Gather around the spacious kitchen island with friends and family. LVP flooring throughout upgrades your home with durability and style. Enjoy the privacy of a secluded primary suite and a sizable walk-in closet. This hybrid floor plan is the definition of affordable luxury, with a modern design that suits a busy and active lifestyle.

18. 2025-12-13
    listed $269,443 Active 484-char remark

    Show marketing remark (484 chars)

    This 3 bedroom, 2 bath 1200 square foot hybrid floor plan offers the luxury of a brick exterior, with the affordability of cottage finishes inside. Gather around the spacious kitchen island with friends and family. LVP flooring throughout upgrades your home with durability and style. Enjoy the privacy of a secluded primary suite and a sizable walk-in closet. This hybrid floor plan is the definition of affordable luxury, with a modern design that suits a busy and active lifestyle.

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

Taxation est. · year 1

• Rental income: $21,949
• − Mortgage interest: −$15,322
• − Property taxes: −$4,103
• − Insurance: −$1,368
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$7,957
• Taxable loss: −$10,313
• Est. tax savings @ 24.0%: +$2,475
• After-tax cash flow: $-2,869/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

+1.5% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $273,535 Zillow
• 2026-02-14 Price Changed $271,589 Zillow
• 2025-12-13 Listed $269,443 Zillow