2445 General Franz Sigel Dr · Pea Ridge, AR 72751

$279,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 4 Days on market

Built 2004 10,454 sqft lot Est $270k · at est.

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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).

• Appreciation +8.7/10.0
• Cash flow +7.8/30.0
• ARV discount +5.8/15.0
• 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 +1.6/10.0

Listing remarks MLS

Well cared for 3 bed, 2 bath home with lots of updates. New roof in 2018, new flooring in living room, and new kitchen appliances in 2018. Extensive landscaping, firepit and garden in backyard. Attic storage area has been converted to game room with carpet and heat/air. Better hurry! Won't last long!

Key facts

• New hvac
• Large yard
• New water heater

Tags

• SOLID BRICK AND VINYL HOME
• LARGE YARD
• NEW HVAC
• SMART THERMOSTAT
• NEW WATER HEATER
• NEW DISPOSAL

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage; 2 covered parking spaces
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Resale (less than 25 years old)
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Storage structure; Partial wood privacy fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Plumbed for ice maker
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (33.5% below list).
• Recommended offer: $186k (33.5% 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.
• Zoned schools: Pea Ridge Primary School (575 students, 36% FRL); Pea Ridge Middle School (math 47% / reading 42%, grade D, #61 of 201 statewide, top 32%, 395 students, 34% FRL); Pea Ridge High School (math 22% / reading 37%, grade F, #142 of 292 statewide, top 53%, 566 students, 24% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 433 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $23k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $161k; list at $280k implies a 74% gain — meaningful room to come down on a strong offer.

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 $185,995 (33.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $269,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 General Franz Sigel Dr	0.07mi	3/2.0	1,425 (+7%)	0mo	$275,000	$193	84
2804 Major St	0.47mi	3/2.0	1,355 (+2%)	1mo	$278,250	$205	74
2709 Murphy St	0.30mi	3/2.0	1,422 (+7%)	2mo	$272,000	$191	72
2712 Chittick St	0.51mi	3/2.0	1,355 (+2%)	1mo	$275,250	$203	72
2700 Chittick St	0.51mi	3/2.0	1,355 (+2%)	2mo	$285,900	$211	71
2820 Murphy St	0.45mi	3/2.0	1,218 (-8%)	1mo	$265,000	$218	64
2704 Chittick St	0.50mi	3/2.0	1,422 (+7%)	1mo	$279,900	$197	64
2800 Major St	0.46mi	3/2.0	1,216 (-8%)	1mo	$268,400	$221	64
2720 Chittick St	0.51mi	3/2.0	1,422 (+7%)	2mo	$287,000	$202	62
2813 Bauer St	0.43mi	3/2.0	1,494 (+12%)	1mo	$292,000	$195	59
2805 Bauer St	0.40mi	3/2.0	1,526 (+15%)	2mo	$289,900	$190	55
2708 Chittick St	0.51mi	3/2.0	1,143 (-14%)	1mo	$266,900	$234	52

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: $86,418
• Equity at exit: $202,764

10-year hold

• IRR: 15.0%
• Equity multiple: 4.38×
• Total profit: $265,073
• Equity at exit: $393,408

Cash invested: $78,372 (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: 433
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$191 /mo · $2,298/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-307

Break-even live

Break-even rent $2,248

Max offer price $225,744

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-227	+0% $-307	+5% $-386	+10% $-465
Rent	-10% $-454	-5% $-380	+0% $-307	+5% $-233	+10% $-160
Rate	-1.0pp $-166	-0.5pp $-235	base $-307	+0.5pp $-379	+1.0pp $-453

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	22d	1	0.32mi
2720 Gorman St Pea Ridge, AR	3.0	2.0	1480	$1,695	$1.15	15d	1	0.32mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	0.35mi
2813 Reynolds St Pea Ridge, AR	3.0	2.0	1422	$1,795	$1.26	15d	1	0.39mi
2608 Chittick St Pea Ridge, AR	4.0	2.0	1630	$1,795	$1.10	45d	1	0.46mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	0.98mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.09mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	45d	1	1.09mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.10mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.10mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	25d	1	1.11mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	1.11mi
1735 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	22d	1	1.16mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	1.16mi
1723 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,650	$1.56	25d	1	1.17mi
1801 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	45d	1	1.17mi
1803 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	15d	1	1.18mi
1914 Booker Cir Pea Ridge, AR	2.0	2.0	1052	$1,525	$1.45	22d	1	1.22mi
1703 Booker Cir Pea Ridge, AR	3.0	2.0	1056	$1,525	$1.44	15d	1	1.24mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	1.29mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	1.29mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	15d	1	1.35mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.44mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.45mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	22d	1	1.46mi
2415 England Ln Pea Ridge, AR	3.0	2.0	1678	$2,600	$1.55	15d	1	1.47mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.47mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.48mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	15d	1	1.49mi

Listing history 3 events

1. 2026-06-22
   days on market $279,900 Active 4 DOM
2. 2026-06-17
   remarks 382-char remark
3. 2026-06-17
   listed $279,900 Active 1 DOM

ⓘ 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: $2,298 · $191/mo
• Projected year-2 tax: $2,298 · $191/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 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,319
• − Mortgage interest: −$15,679
• − Property taxes: −$2,298
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$8,143
• Taxable loss: −$8,770
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-1,574/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

+133.2% since first listed

6 events — show timeline

• 2026-06-17 Listed $279,900 NWARMLS
• 2020-09-09 Sold (Public Records) $161,000 Public Records
• 2020-09-09 Sold (MLS) $161,000 NWARMLS
• 2020-07-20 Listed $158,000 NWARMLS
• 2009-06-05 Sold (Public Records) $94,000 Public Records
• 2007-07-10 Sold (Public Records) $120,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,298 · +10.7% YoY. Source: county tax records.