921 Ventnor Ave · Centerton, AR 72719

$215,000

2 bd · 2.5 ba · 1,100 sqft · SingleFamily · 28 Days on market

Built 2023 3,049 sqft lot Est $224k · at est. ↓ 8% 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).

• ARV discount +9.4/15.0
• Cash flow +8.0/30.0
• Schools +5.2/10.0
• Appreciation +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Wonderful new subdivision in Bentonville School District. Less than 5 miles from Walmart Corporate office. Come enjoy simplified living in a modern environment. Future park and walking trails throughout neighborhood. Schedule a showing today!

Key facts

• 3,049 sq ft lot
• Built 2023
• Listed 28 days

Property features AI

Finance

• HOA & community: Monthly HOA/association fee

Exterior

• Parking: Concrete driveway
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Sewer available
• Home design: Two-story residence; Resale property (built within last 25 years)
• Construction: Vinyl siding; Architectural shingle roof; Built on a slab foundation
• Exterior features: Concrete driveway; Located in a subdivision; Public road frontage

Interior

• Kitchen: Dishwasher; Electric oven and range; Microwave; Garbage disposal; Refrigerator; Plumbed for ice maker; Granite countertops
• Bedrooms: Bedrooms located on multiple levels
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Granite counters; Walk-in closets; Window treatments and blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (25.3% below list).
• Recommended offer: $161k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 458 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent is only 17% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k 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

• It's been on market 28 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,643 (25.3% 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. 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 St Charles Pl	0.11mi	2/2.5	1,100 (0%)	2mo	$229,700	$209	93
651 Apollo Ave	0.18mi	2/2.5	1,100 (0%)	1mo	$224,085	$204	91
570 Solar St	0.28mi	2/2.5	1,100 (0%)	0mo	$224,085	$204	87
1090 Indiana Ave	0.14mi	3/2.0 (+1)	1,100 (0%)	2mo	$233,000	$212	85
910 States Ave	0.14mi	3/2.0 (+1)	1,100 (0%)	3mo	$257,000	$234	84
661 Apollo Ave	0.17mi	3/2.0 (+1)	1,100 (0%)	1mo	$222,170	$202	84
580 Solar St	0.27mi	3/2.0 (+1)	1,100 (0%)	0mo	$225,426	$205	80
501 Solar St	0.34mi	3/2.0 (+1)	1,100 (0%)	0mo	$222,170	$202	77
850 States Ave	0.15mi	3/2.5 (+1)	1,250 (+14%)	2mo	$254,250	$203	64
880 States Ave	0.14mi	3/2.5 (+1)	1,250 (+14%)	3mo	$259,000	$207	63
581 Solar St	0.27mi	3/2.5 (+1)	1,250 (+14%)	1mo	$246,142	$197	59
511 Solar St	0.32mi	3/2.5 (+1)	1,250 (+14%)	0mo	$246,142	$197	57

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: -12.6%
• Equity multiple: 0.46×
• Total profit: $-32,432
• Equity at exit: $53,242

10-year hold

• IRR: -8.0%
• Equity multiple: 0.31×
• Total profit: $-41,681
• Equity at exit: $57,062

Cash invested: $60,200 (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: 458
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-217

Break-even live

Break-even rent $1,881

Max offer price $183,638

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	23d	1	0.02mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	23d	1	0.07mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	23d	1	0.07mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	0.08mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	23d	1	0.09mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	0.09mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	21d	1	0.09mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	23d	1	0.10mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.10mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.10mi
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	23d	1	0.10mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	21d	1	0.11mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	23d	1	0.11mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.11mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	23d	1	0.12mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.12mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	23d	1	0.12mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.13mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	23d	1	0.13mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.13mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.14mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.14mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	14d	1	0.14mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.14mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.15mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.15mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.16mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	23d	1	0.16mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	23d	1	0.16mi
410 Coconut Ln Centerton, AR	3.0	2.0	1393	$1,850	$1.33	23d	1	0.34mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	23d	1	0.43mi
130 cedar St Centerton, AR	1.0–2.0	1.0–1.5	897	$1,395	$1.55	14d	12	0.60mi
240 Sage St Centerton, AR	3.0	2.0	1250	$1,400	$1.12	23d	1	0.61mi
533 Vee St Centerton, AR	3.0	2.0	1250	$1,550	$1.24	14d	1	0.63mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	23d	1	0.64mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	14d	25	0.66mi
422 Red Robin St Unit 422 Centerton, AR	3.0	2.0	1290	$1,550	$1.20	14d	1	0.66mi
112 Sage St Centerton, AR	3.0	2.0	1200	$1,425	$1.19	14d	1	0.72mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	14d	1	0.73mi
261 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	23d	1	0.80mi

Listing history 26 events

1. 2026-06-18
   days on market $215,000 Active 28 DOM
2. 2026-06-17
   days on market $215,000 Active 27 DOM
3. 2026-06-16
   days on market $215,000 Active 26 DOM
4. 2026-06-15
   days on market $215,000 Active 25 DOM
5. 2026-06-14
   days on market $215,000 Active 23 DOM
6. 2026-06-10
   days on market $215,000 Active 20 DOM
7. 2026-06-09
   days on market $215,000 Active 19 DOM
8. 2026-06-08
   days on market $215,000 Active 18 DOM
9. 2026-06-07
   days on market $215,000 Active 17 DOM
10. 2026-06-05
    days on market $215,000 Active 14 DOM
11. 2026-06-03
    days on market $215,000 Active 13 DOM
12. 2026-06-02
    days on market $215,000 Active 12 DOM
13. 2026-06-01
    days on market $215,000 Active 11 DOM
14. 2026-05-31
    days on market $215,000 Active 10 DOM
15. 2026-05-31
    days on market $215,000 Active 9 DOM
16. 2026-05-21
    listed $215,000 Active
17. 2024-02-27
    historical $1,350
18. 2024-01-11
    listed $1,350
19. 2023-12-19
    historical $1,350
20. 2023-12-06
    price $1,350
21. 2023-11-15
    listed $1,500
22. 2023-11-15
    historical $1,550
23. 2023-11-02
    listed $1,550
24. 2023-08-30
    soldstatus $234,900 Closed 242-char remark

    Show marketing remark (242 chars)

    Wonderful new subdivision in Bentonville School District. Less than 5 miles from Walmart Corporate office. Come enjoy simplified living in a modern environment. Future park and walking trails throughout neighborhood. Schedule a showing today!

25. 2023-07-15
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Wonderful new subdivision in Bentonville School District. Less than 5 miles from Walmart Corporate office. Come enjoy simplified living in a modern environment. Future park and walking trails throughout neighborhood. Schedule a showing today!

26. 2023-07-07
    listed $234,900 Active 242-char remark

    Show marketing remark (242 chars)

    Wonderful new subdivision in Bentonville School District. Less than 5 miles from Walmart Corporate office. Come enjoy simplified living in a modern environment. Future park and walking trails throughout neighborhood. Schedule a showing 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,277
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$6,255
• Taxable loss: −$6,405
• Est. tax savings @ 24.0%: +$1,537
• After-tax cash flow: $-1,064/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

-8.5% since first listed

11 events — show timeline

• 2026-05-21 Listed $215,000 NWARMLS
• 2024-02-27 Rental Removed $1,350 NWARMLS
• 2024-01-11 Listed for Rent $1,350 NWARMLS
• 2023-12-19 Rental Removed $1,350 NWARMLS
• 2023-12-06 Price Changed $1,350 NWARMLS
• 2023-11-15 Listed for Rent $1,500 NWARMLS
• 2023-11-15 Rental Removed $1,550 NWARMLS
• 2023-11-02 Listed for Rent $1,550 NWARMLS
• 2023-08-30 Sold (MLS) $234,900 NWARMLS
• 2023-07-15 Pending — NWARMLS
• 2023-07-07 Listed $234,900 NWARMLS