2719 Old Congo Rd · Benton, AR 72019

$190,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 149 Days on market

Built 1959 0.29 ac lot $160/sqft · 9% below area Est $210k · 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).

• Cash flow +11.8/30.0
• ARV discount +11.8/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS HOME SITS ON A CORNER LOT WITH GREAT VISIBILITY. THE PROPERTY JUST GOT RECENTLY REZONED FOR COMMERCIAL SO NOT ONLY WOULD IT MAKE A GREAT RESIDENTIAL HOME BUT WOULD ALSO BE A GOOD PROPERTY FOR A SMALL BUSINESS. ROOF WAS REPLACED IN 2022 AND HAS A SMALL STORAGE BUILDING.

Key facts

• Recently rezoned
• Corner lot
• Great visibility

Tags

• CORNER LOT
• GREAT VISIBILITY
• RECENTLY REZONED
• SMALL STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-53 ($-641/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (29.5% below list).
• Recommended offer: $134k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.4% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 237 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $100k; list at $190k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,983 (29.5% 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 149 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (median comp): $209,875
• List price: $190,000
• Delta: -9.47%
• 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
2705 Ranchwood Dr	0.07mi	3/2.0 (+1)	1,200 (+1%)	10mo	$205,000	$171	78
2318 Sunnyvale Rd	0.52mi	2/1.5	1,288 (+8%)	1mo	$150,000	$116	59
2814 Gage Dr	0.67mi	3/2.0 (+1)	1,202 (+1%)	6mo	$190,000	$158	53
794 Gussy Ln	0.35mi	3/2.0 (+1)	1,355 (+14%)	1mo	$211,900	$156	51
818 Gussy Ln	0.34mi	3/2.0 (+1)	1,355 (+14%)	2mo	$209,900	$155	50
16 Hickory Ridge Dr	0.62mi	3/2.0 (+1)	1,226 (+3%)	8mo	$204,000	$166	50
422 Sharon Oaks Ct	0.63mi	3/2.0 (+1)	1,220 (+3%)	12mo	$200,500	$164	47
1309 Troy Dr	0.51mi	3/2.0 (+1)	1,064 (-10%)	8mo	$155,000	$146	43
3002 Frendall Dr	0.38mi	3/2.0 (+1)	1,330 (+12%)	12mo	$195,000	$147	43
2902 Pamela Dr	0.74mi	3/1.5 (+1)	1,143 (-4%)	13mo	$155,000	$136	41
2908 Frendall Dr	0.37mi	3/2.0 (+1)	1,340 (+13%)	15mo	$199,900	$149	40
2818 Gage Dr	0.67mi	3/2.0 (+1)	1,272 (+7%)	11mo	$192,500	$151	39

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

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.39×
• Total profit: $-32,202
• Equity at exit: $28,330

10-year hold

• IRR: -6.7%
• Equity multiple: 0.55×
• Total profit: $-23,979
• Equity at exit: $16,428

Cash invested: $53,200 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 237
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$996
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-53

Break-even live

Break-even rent $1,407

Max offer price $180,558

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $0	+0% $-53	+5% $-107	+10% $-161
Rent	-10% $-159	-5% $-106	+0% $-53	+5% $-1	+10% $52
Rate	-1.0pp $42	-0.5pp $-5	base $-53	+0.5pp $-103	+1.0pp $-153

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3011 Congo Rd Benton, AR	1.0–2.0	1.0	610	$805	$1.32	16d	1	0.28mi
1205 Copper Creek Dr Benton, AR	3.0	2.0	1056	$1,400	$1.33	45d	1	0.47mi
3537 Terrace Hill Ct Benton, AR	3.0	2.0	1290	$1,500	$1.16	25d	1	0.56mi
1818 Watts Rd Benton, AR	3.0	2.0	1178	$1,325	$1.12	16d	1	0.68mi
3002 Oakbrook Benton, AR	3.0	2.0	1408	$1,515	$1.08	45d	1	1.21mi
2600 Longhills Rd E Benton, AR	1.0–2.0	1.0–2.0	818	$1,255	$1.53	16d	1	1.23mi
40 Hiland Pl Unit B Benton, AR	2.0	1.0	780	$923	$1.18	25d	1	1.37mi
624 Denton Benton, AR	2.0	1.0	1092	$1,200	$1.10	45d	1	1.47mi

Listing history 30 events

1. 2026-06-22
   days on market $190,000 Active 149 DOM
2. 2026-06-18
   days on market $190,000 Active 146 DOM
3. 2026-06-17
   days on market $190,000 Active 145 DOM
4. 2026-06-16
   days on market $190,000 Active 144 DOM
5. 2026-06-15
   days on market $190,000 Active 143 DOM
6. 2026-06-14
   days on market $190,000 Active 141 DOM
7. 2026-06-13
   days on market $190,000 Active 140 DOM
8. 2026-06-10
   days on market $190,000 Active 138 DOM
9. 2026-06-09
   days on market $190,000 Active 137 DOM
10. 2026-06-08
    days on market $190,000 Active 136 DOM
11. 2026-06-07
    days on market $190,000 Active 135 DOM
12. 2026-06-03
    days on market $190,000 Active 131 DOM
13. 2026-06-02
    days on market $190,000 Active 130 DOM
14. 2026-06-01
    days on market $190,000 Active 129 DOM
15. 2026-05-31
    days on market $190,000 Active 128 DOM
16. 2026-05-31
    days on market $190,000 Active 127 DOM
17. 2026-01-23
    listed $190,000 Active 274-char remark

    Show marketing remark (274 chars)

    THIS HOME SITS ON A CORNER LOT WITH GREAT VISIBILITY. THE PROPERTY JUST GOT RECENTLY REZONED FOR COMMERCIAL SO NOT ONLY WOULD IT MAKE A GREAT RESIDENTIAL HOME BUT WOULD ALSO BE A GOOD PROPERTY FOR A SMALL BUSINESS. ROOF WAS REPLACED IN 2022 AND HAS A SMALL STORAGE BUILDING.

18. 2026-01-23
    listed $190,000 New Listing 274-char remark

    Show marketing remark (274 chars)

    THIS HOME SITS ON A CORNER LOT WITH GREAT VISIBILITY. THE PROPERTY JUST GOT RECENTLY REZONED FOR COMMERCIAL SO NOT ONLY WOULD IT MAKE A GREAT RESIDENTIAL HOME BUT WOULD ALSO BE A GOOD PROPERTY FOR A SMALL BUSINESS. ROOF WAS REPLACED IN 2022 AND HAS A SMALL STORAGE BUILDING.

19. 2026-01-09
    historical
20. 2025-09-15
    listed $240,000 New Listing
21. 2022-12-30
    soldstatus $100,500
22. 2022-12-29
    soldstatus $100,500 Sold
23. 2022-12-22
    price $92,000
24. 2022-12-22
    status Under Con. Before Listed
25. 2022-12-22
    status Price Change
26. 2022-11-02
    historical
27. 2022-10-04
    listed $99,900
28. 2008-08-07
    soldstatus $85,000
29. 2005-08-02
    soldstatus $58,000
30. 2005-08-02
    soldstatus $76,000

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$780/yr (+$65/mo · 178.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $16,078
• − Mortgage interest: −$10,643
• − Property taxes: −$436
• − Insurance: −$950
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$5,527
• Taxable loss: −$4,051
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $331/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, 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

+227.6% since first listed

14 events — show timeline

• 2026-01-23 Listed $190,000 HSBOR
• 2026-01-23 Listed $190,000 CARMLS
• 2026-01-09 Listing Removed — CARMLS
• 2025-09-15 Listed $240,000 CARMLS
• 2022-12-30 Sold (Public Records) $100,500 Public Records
• 2022-12-29 Sold (MLS) $100,500 CARMLS
• 2022-12-22 Price Changed $92,000 CARMLS
• 2022-12-22 Pending — CARMLS
• 2022-12-22 Relisted — CARMLS
• 2022-11-02 Listing Removed — CARMLS
• 2022-10-04 Listed $99,900 CARMLS
• 2008-08-07 Sold (Public Records) $85,000 Public Records
• 2005-08-02 Sold (Public Records) $76,000 Public Records
• 2005-08-02 Sold (Public Records) $58,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $436 · -18.6% YoY. Source: county tax records.