1016 Applewood Cir · Centerton, AR 72719

$265,000

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 8 Days on market

Built 2005 7,840 sqft lot Est $286k · 7% 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 +10.8/15.0
• Cash flow +8.7/30.0
• Schools +5.2/10.0
• Appreciation +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.6/10.0

Listing remarks

Welcome home to this adorable and well maintained 3 bedroom, 2 bath home with a spacious backyard perfect for entertaining, pets or new beginnings. Inside, you’ll find real wood flooring in the living room and hallway, granite countertops in the kitchen, freshly painted white interiors and cabinets (2025), updated tiled showers, newer lighting and ceiling fans and updated vinyl flooring in the kitchen and bathrooms. Enjoy the added covered patio, new side gates and peace of mind with a 1 year old water heater and a brand new roof to be installed prior to closing. Seller has also completed a pre listing inspection with repairs already addressed, making this home move in ready and well

Key facts

• New side gates
• Spacious backyard
• Covered patio

Tags

• SPACIOUS BACKYARD
• REAL WOOD FLOORING
• GRANITE COUNTERTOPS
• UPDATED TILED SHOWERS
• COVERED PATIO
• NEW SIDE GATES

Property features AI

Finance

• HOA & community: Monthly association fee; Nearby amenities include park and sidewalks; Close to schools and fire station

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Cable available
• Home design: Single-story home; Brick exterior; Asphalt shingle roof; Brick/mortar and slab foundation; Public road access on paved street
• Construction: Brick construction; Built on slab foundation; Asphalt shingle roof
• Exterior features: Concrete driveway; Covered patio/porch; Back yard fencing; Near a park; Subdivision setting; City lot

Interior

• Kitchen: Granite counters; Plumbed for ice maker; Disposal
• Bedrooms: Split bedroom floorplan
• Flooring: Carpet; Laminate (simulated wood); Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Attic; Built-in features; Ceiling fan(s); Eat-in kitchen; Granite counters; Programmable thermostat; Split bedrooms; Storage; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (34.4% below list).
• Recommended offer: $174k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in Centerton — 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 77/100 on livability (#11 in AR, #3,194 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Bentonville School District (urban): math 59% / reading 59% proficiency, ranked #3 of 238 in AR (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 465 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $173,927 (34.4% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.66% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $285,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
657 Frances Dr	0.29mi	3/2.0	1,430 (+3%)	0mo	$295,000	$206	81
1031 Evergreen St	0.18mi	3/2.0	1,523 (+10%)	2mo	$306,000	$201	74
551 Firewood Dr	0.37mi	3/2.0	1,444 (+4%)	3mo	$280,000	$194	73
421 N D St	0.38mi	3/2.0	1,299 (-6%)	0mo	$269,000	$207	71
677 Olivia Ln	0.58mi	3/2.0	1,354 (-2%)	2mo	$277,000	$205	67
230 Fern St	0.63mi	3/2.0	1,362 (-2%)	2mo	$270,000	$198	66
1110 Tulip St	0.57mi	3/2.0	1,460 (+5%)	3mo	$310,000	$212	62
688 Olivia Ln	0.62mi	3/2.0	1,484 (+7%)	1mo	$310,000	$209	59
916 Zachary St	0.53mi	3/2.0	1,246 (-10%)	0mo	$240,000	$193	58
1120 Gardenia St	0.52mi	3/2.0	1,541 (+11%)	0mo	$340,000	$221	57
269 Fern St	0.64mi	3/2.0	1,200 (-14%)	2mo	$230,000	$192	46
201 Halleck Coach Rd	0.74mi	3/2.0	1,547 (+12%)	2mo	$325,000	$210	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 0.64% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.50×
• Total profit: $-36,869
• Equity at exit: $65,624

10-year hold

• IRR: -6.7%
• Equity multiple: 0.41×
• Total profit: $-43,610
• Equity at exit: $70,332

Cash invested: $74,200 (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 72719

• Home prices YoY: -0.3%
• Rents YoY: 0.6%
• Active inventory: 465
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-225

Break-even live

Break-even rent $2,024

Max offer price $225,279

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-150	+0% $-225	+5% $-300	+10% $-375
Rent	-10% $-362	-5% $-294	+0% $-225	+5% $-156	+10% $-87
Rate	-1.0pp $-91	-0.5pp $-157	base $-225	+0.5pp $-294	+1.0pp $-363

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Applewood Cir Centerton, AR	3.0	2.0	1464	$1,750	$1.20	25d	1	0.11mi
440 N Brookfield Dr Centerton, AR	3.0	2.0	1279	$1,495	$1.17	22d	1	0.19mi
650 Appleridge Dr Centerton, AR	2.0	2.0	1156	$1,300	$1.12	25d	1	0.23mi
440 Spicewood Trl Centerton, AR	3.0	2.0	1422	$1,575	$1.11	25d	1	0.24mi
662 Appleridge Dr Centerton, AR	2.0	2.0	1182	$1,300	$1.10	25d	1	0.25mi
717 Sun Meadows Loop Unit 717 Centerton, AR	3.0	2.5	1600	$1,750	$1.09	25d	1	0.27mi
712 Sun Meadows Loop Centerton, AR	3.0	2.5	1601	$1,995	$1.25	25d	1	0.29mi
661 Sun Meadows Loop Centerton, AR	3.0	2.5	1601	$1,850	$1.16	25d	1	0.29mi
700 Sun Meadows Loop Centerton, AR	3.0	2.5	1601	$2,000	$1.25	15d	1	0.31mi
672 Sun Meadows Loop Centerton, AR	3.0	2.5	1617	$1,900	$1.18	15d	1	0.32mi
720 Appleridge Dr Centerton, AR	2.0	2.0	1200	$1,300	$1.08	15d	1	0.33mi
741 Harvest St Centerton, AR	3.0	2.0	1811	$1,750	$0.97	25d	1	0.45mi
813 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	25d	1	0.47mi
901 Valley Oaks Ln Centerton, AR	3.0	2.0	1455	$1,595	$1.10	25d	1	0.50mi
616 Sadie Ln Centerton, AR	2.0	2.0	1000	$1,000	$1.00	25d	1	0.58mi
1389 W Centerton Blvd Centerton, AR	1.0–3.0	1.0–2.5	980	$1,500	$1.53	15d	16	0.59mi
195 E 2nd St Centerton, AR	3.0	2.5	1717	$1,950	$1.14	25d	1	0.68mi
182 E 2nd St Centerton, AR	3.0	2.0	1468	$1,650	$1.12	15d	1	0.69mi
231 Graystone Cir Centerton, AR	3.0	2.0	1128	$1,225	$1.09	22d	1	0.82mi
249 Graystone Cir Unit 251 Centerton, AR	3.0	2.0	1128	$1,225	$1.09	25d	1	0.85mi
251 Graystone Cir Centerton, AR	3.0	2.0	1300	$1,225	$0.94	25d	1	0.85mi
320 Beasley Dr Centerton, AR	4.0	2.0	1707	$1,850	$1.08	25d	1	0.86mi
451 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	15d	1	0.93mi
491 Azurite Rd Centerton, AR	3.0	2.5	1420	$1,650	$1.16	15d	1	0.93mi
1121 Monarch Rd Centerton, AR	3.0	2.0	1565	$1,800	$1.15	25d	1	0.94mi
410 Beasley Dr Centerton, AR	3.0	2.0	1596	$1,795	$1.12	25d	1	0.95mi
901 Belhaven Rd Centerton, AR	3.0	2.0	1366	$1,750	$1.28	15d	1	0.99mi
800 Venice St Centerton, AR	4.0	3.0	1803	$1,995	$1.11	25d	1	1.02mi
441 Sorrento Dr Centerton, AR	3.0	2.0	1653	$1,900	$1.15	25d	1	1.09mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	15d	25	1.14mi
848 Oakwood Ct Unit 848 Centerton, AR	3.0	2.0	1544	$1,550	$1.00	25d	1	1.31mi
2031 Bluebonnet Ln Centerton, AR	4.0	2.0	1586	$1,850	$1.17	15d	1	1.32mi
2060 Periwinkle Pl Centerton, AR	3.0	2.0	1741	$1,990	$1.14	15d	1	1.40mi
803 SW Green World St Bentonville, AR	3.0	2.0	1422	$1,695	$1.19	25d	1	1.43mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	25d	1	1.45mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	1.46mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	25d	1	1.49mi
905 SW Loudon Dr Bentonville, AR	4.0	2.0	1680	$1,850	$1.10	25d	1	1.49mi
261 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	25d	1	1.49mi
263 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	25d	1	1.50mi

Listing history 6 events

1. 2026-06-03
   days on market $265,000 Active 8 DOM
2. 2026-06-02
   days on market $265,000 Active 7 DOM
3. 2026-06-01
   days on market $265,000 Active 6 DOM
4. 2026-05-31
   days on market $265,000 Active 5 DOM
5. 2026-05-31
   days on market $265,000 Active 4 DOM
6. 2026-05-26
   listed $265,000 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: $1,185 · $99/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$511/yr (+$43/mo · 43.1%)

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

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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,871
• − Mortgage interest: −$14,844
• − Property taxes: −$1,185
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$7,709
• Taxable loss: −$7,532
• Est. tax savings @ 24.0%: +$1,808
• After-tax cash flow: $-891/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: Bentonville School District
• NCES district ID: 0503060
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $66,721
• Composite: 51.85/100
• National rank: #1661
• State rank: #3 of 238 in AR

Livability — Centerton

• Score: 77/100
• State rank: #11
• US rank: #3194

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerton, AR
• County: Benton County · 259,241 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 19,701
• Household income: $113,542
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 374.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 58% Two or more races 25% Hispanic / Latino 14% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 8% Cuban 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 9% Vietnamese 1% Other Asian/Pacific 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: ▼ -0.87%
• Current HPI: 320.376
• Rent YoY: ▲ 0.64%
• 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 event — show timeline

• 2026-05-26 Listed $265,000 NWARMLS

Property tax history

+1.9%/yr

Latest (2025): $1,185 · +0.3% YoY. Source: county tax records.