570 Solar St · Centerton, AR 72713

$224,085

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

Built 2026 3,484 sqft lot Est $224k · at est. $75/mo HOA · 5% of rent

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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 +10.0/10.0
• ARV discount +7.6/15.0
• Cash flow +6.6/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.8/10.0

Listing remarks

This 1100 Bungalow floor plan is a 2 bed, 2.5 bath 1100 square foot home that provides a safe, modern, and tranquil place for buyers to call home. LVP flooring and carpet in your home with durability and style. Created with the first-time homebuyer or savvy investors in mind, residents can be situated within walking distance of exciting neighborhood amenities, premier school districts and downtown life in Northwest Arkansas. Taxes subject to change based on new construction.

Key facts

• Walking distance
• Lvp flooring
• Downtown life

Tags

• LVP FLOORING
• WALKING DISTANCE
• PREMIER SCHOOL DISTRICTS
• DOWNTOWN LIFE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (29.3% below list).
• Recommended offer: $158k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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; 710 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 16% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,347 (29.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.71% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 11.8

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
570 Solar St	0.00mi	2/2.5	1,100 (0%)	0mo	$224,085	$204	100
651 Apollo Ave	0.10mi	2/2.5	1,100 (0%)	1mo	$224,085	$204	95
580 Solar St	0.01mi	3/2.0 (+1)	1,100 (0%)	1mo	$225,426	$205	92
501 Solar St	0.06mi	3/2.0 (+1)	1,100 (0%)	0mo	$222,170	$202	90
651 St Charles Pl	0.17mi	2/2.5	1,100 (0%)	2mo	$229,700	$209	90
661 Apollo Ave	0.11mi	3/2.0 (+1)	1,100 (0%)	1mo	$222,170	$202	87
910 States Ave	0.30mi	3/2.0 (+1)	1,100 (0%)	3mo	$257,000	$234	77
1090 Indiana Ave	0.39mi	3/2.0 (+1)	1,100 (0%)	2mo	$233,000	$212	73
581 Solar St	0.02mi	3/2.5 (+1)	1,250 (+14%)	1mo	$246,142	$197	70
511 Solar St	0.05mi	3/2.5 (+1)	1,250 (+14%)	1mo	$246,142	$197	70
850 States Ave	0.27mi	3/2.5 (+1)	1,250 (+14%)	2mo	$254,250	$203	58
880 States Ave	0.28mi	3/2.5 (+1)	1,250 (+14%)	3mo	$259,000	$207	57

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

Projected returns pro-forma

10.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.50×
• Total profit: $94,325
• Equity at exit: $201,874

10-year hold

• IRR: 16.8%
• Equity multiple: 5.61×
• Total profit: $289,198
• Equity at exit: $435,348

Cash invested: $62,744 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,361/yr
• Insurance: −$93
• HOA: −$75
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-373

Break-even live

Break-even rent $2,055

Max offer price $170,161

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-295	+0% $-373	+5% $-450	+10% $-528
Rent	-10% $-498	-5% $-435	+0% $-373	+5% $-310	+10% $-248
Rate	-1.0pp $-260	-0.5pp $-316	base $-373	+0.5pp $-431	+1.0pp $-490

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: $56,021
• Closing costs: $6,723
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	25d	1	0.23mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	0.23mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	25d	1	0.23mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.24mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	25d	1	0.25mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	25d	1	0.25mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	0.25mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	0.25mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.25mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	0.27mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.27mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	0.27mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.28mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.30mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.33mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	25d	1	0.33mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	0.34mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	25d	1	0.36mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.37mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.37mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	16d	1	0.38mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.38mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	0.39mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.39mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.40mi
1071 Ventnor Ave Centerton, AR	3.0	2.0	1100	$1,400	$1.27	25d	1	0.40mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	0.40mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.42mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	0.42mi
811 Meadowlands Dr Centerton, AR	3.0	2.0	1474	$1,225	$0.83	25d	1	0.48mi
501 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	835	$1,292	$1.55	16d	25	0.50mi
410 Coconut Ln Centerton, AR	3.0	2.0	1393	$1,850	$1.33	25d	1	0.64mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	16d	1	0.64mi
156 Copper Oaks Dr Centerton, AR	2.0	2.0	1140	$1,550	$1.36	25d	1	0.68mi
130 cedar St Centerton, AR	1.0–2.0	1.0–1.5	897	$1,395	$1.55	15d	12	0.84mi
261 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	25d	1	0.86mi
263 Copper Oaks Dr Centerton, AR	3.0	2.0	1336	$1,425	$1.07	25d	1	0.86mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	0.90mi
240 Sage St Centerton, AR	3.0	2.0	1250	$1,400	$1.12	25d	1	0.91mi
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	0.95mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-16
   historical
3. 2026-04-15
   listed $224,085 Active

ⓘ 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 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,002
• − Mortgage interest: −$12,552
• − Property taxes: −$3,361
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − HOA: −$900
• − Depreciation: −$6,519
• Taxable loss: −$8,491
• Est. tax savings @ 24.0%: +$2,038
• After-tax cash flow: $-2,434/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): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

3 events — show timeline

• 2026-05-18 Pending — NWARMLS
• 2026-04-16 Delisted — NWARMLS
• 2026-04-15 Listed $224,085 NWARMLS