178 Davis St · Pea Ridge, AR 72751

$274,683

3 bd · 1.5 ba · 1,501 sqft · SingleFamily public records · 48 Days on market

Built 1979 0.54 ac lot Est $294k · 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 +10.5/15.0
• Appreciation +8.7/10.0
• Cash flow +7.8/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Central to Pea Ridge, this three bedroom, one-and-a-half bath home sits on over a half acre lot with a 480sq ft shop with concrete floor! Home has a cozy kitchen with eat in area, pantry, plus a new gas stove. Living area offers a wood burning stove and has ample natural light form the glass back doors. Half bath and washer dryer on one side of home with three bedrooms and full bath off other side. Primary bedroom is on the back of home. Outside, the backyard is fenced and well kept. There is a separate fenced off garden area and an immaculately organized shop with a roll up door and concrete floor. Eligible for a no down payment rural development loan!

Key facts

• Eat-in dining area
• Spacious shop
• Wood-burning stove

Tags

• SPACIOUS SHOP
• CONCRETE FLOOR
• ROLL-UP DOOR
• EAT-IN DINING AREA
• WOOD-BURNING STOVE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (33.2% below list).
• Recommended offer: $183k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 + $21k 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 48 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,429 (33.2% 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 48 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $294,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Henry Little Cir	0.27mi	3/1.5	1,410 (-6%)	1mo	$275,000	$195	76
200 Ratliff Ave	0.48mi	3/2.0	1,589 (+6%)	0mo	$323,625	$204	66
208 Ratliff Ave	0.50mi	3/2.0	1,589 (+6%)	0mo	$316,500	$199	65
105 Ratliff Ave	0.63mi	3/2.0	1,470 (-2%)	1mo	$303,000	$206	64
522 Lee Town Dr	0.17mi	2/1.5 (-1)	1,284 (-14%)	1mo	$246,900	$192	62
404 Greer St	0.45mi	3/2.0	1,637 (+9%)	1mo	$324,000	$198	62
645 Lynn Dr	0.48mi	3/2.0	1,650 (+10%)	0mo	$302,500	$183	59
305 Ratliff Ave	0.63mi	3/2.0	1,589 (+6%)	0mo	$312,000	$196	58
113 Ratliff Ave	0.63mi	3/2.0	1,589 (+6%)	1mo	$319,500	$201	58
940 Eagle Crest Dr	0.53mi	3/2.0	1,338 (-11%)	1mo	$257,000	$192	54
300 Greer St	0.63mi	3/2.0	1,637 (+9%)	1mo	$316,000	$193	53
134 Mcculloch St	0.66mi	3/1.0	1,294 (-14%)	1mo	$237,500	$184	44

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: 15.2%
• Equity multiple: 2.10×
• Total profit: $84,703
• Equity at exit: $198,985

10-year hold

• IRR: 15.0%
• Equity multiple: 4.38×
• Total profit: $259,924
• Equity at exit: $386,075

Cash invested: $76,911 (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: $1,834 high
• Mortgage (P&I): −$1,440
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-303

Break-even live

Break-even rent $2,217

Max offer price $221,232

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: $68,671
• Closing costs: $8,240
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	43d	1	0.42mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	43d	1	0.43mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	44d	1	0.89mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	23d	1	0.91mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	43d	1	0.91mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.03mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.03mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	14d	1	1.04mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	21d	1	1.04mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	1.05mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	43d	1	1.05mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	21d	1	1.06mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	13d	1	1.10mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	23d	1	1.16mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	23d	1	1.16mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	43d	1	1.18mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	1.22mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	21d	1	1.23mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	23d	1	1.26mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	14d	1	1.28mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	43d	1	1.28mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	21d	1	1.29mi
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	14d	1	1.33mi
1036 Tracey Ln Pea Ridge, AR	4.0	2.0	1911	$2,075	$1.09	23d	1	1.36mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	23d	1	1.37mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.37mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.38mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.38mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	14d	1	1.39mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	43d	1	1.39mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	43d	1	1.41mi
645 Sugar Creek Rd Pea Ridge, AR	3.0	2.5	1800	$1,600	$0.89	14d	1	1.41mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	44d	1	1.42mi

Listing history 9 events

1. 2026-04-06
   status Pending
2. 2026-03-09
   price $274,683
3. 2026-02-16
   listed $283,689 Active
4. 2025-01-02
   historical $1,600
5. 2024-12-05
   listed $1,600
6. 2024-11-27
   soldstatus $240,000 Closed 661-char remark

   Show marketing remark (661 chars)

   Central to Pea Ridge, this three bedroom, one-and-a-half bath home sits on over a half acre lot with a 480sq ft shop with concrete floor! Home has a cozy kitchen with eat in area, pantry, plus a new gas stove. Living area offers a wood burning stove and has ample natural light form the glass back doors. Half bath and washer dryer on one side of home with three bedrooms and full bath off other side. Primary bedroom is on the back of home. Outside, the backyard is fenced and well kept. There is a separate fenced off garden area and an immaculately organized shop with a roll up door and concrete floor. Eligible for a no down payment rural development loan!

7. 2024-11-09
   status Pending 661-char remark

   Show marketing remark (661 chars)

   Central to Pea Ridge, this three bedroom, one-and-a-half bath home sits on over a half acre lot with a 480sq ft shop with concrete floor! Home has a cozy kitchen with eat in area, pantry, plus a new gas stove. Living area offers a wood burning stove and has ample natural light form the glass back doors. Half bath and washer dryer on one side of home with three bedrooms and full bath off other side. Primary bedroom is on the back of home. Outside, the backyard is fenced and well kept. There is a separate fenced off garden area and an immaculately organized shop with a roll up door and concrete floor. Eligible for a no down payment rural development loan!

8. 2024-11-01
   listed $260,000 Active 661-char remark

   Show marketing remark (661 chars)

   Central to Pea Ridge, this three bedroom, one-and-a-half bath home sits on over a half acre lot with a 480sq ft shop with concrete floor! Home has a cozy kitchen with eat in area, pantry, plus a new gas stove. Living area offers a wood burning stove and has ample natural light form the glass back doors. Half bath and washer dryer on one side of home with three bedrooms and full bath off other side. Primary bedroom is on the back of home. Outside, the backyard is fenced and well kept. There is a separate fenced off garden area and an immaculately organized shop with a roll up door and concrete floor. Eligible for a no down payment rural development loan!

9. 1986-12-12
   soldstatus $46,000

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,011
• − Mortgage interest: −$15,387
• − Property taxes: −$2,361
• − Insurance: −$1,373
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$7,991
• Taxable loss: −$8,622
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-1,562/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

+497.1% since first listed

9 events — show timeline

• 2026-04-06 Pending — NWARMLS
• 2026-03-09 Price Changed $274,683 NWARMLS
• 2026-02-16 Listed $283,689 NWARMLS
• 2025-01-02 Rental Removed $1,600 Avail
• 2024-12-05 Listed for Rent $1,600 Avail
• 2024-11-27 Sold (MLS) $240,000 NWARMLS
• 2024-11-09 Pending — NWARMLS
• 2024-11-01 Listed $260,000 NWARMLS
• 1986-12-12 Sold (Public Records) $46,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,361 · +322.6% YoY. Source: county tax records.