1805 Bugg St · Pea Ridge, AR 72751

$308,445

4 bd · 2.0 ba · 1,550 sqft · Land · 217 Days on market

Built 2026 8,712 sqft lot $199/sqft · 12% below area Est $352k · 12% under ↓ 2% since listing

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Why this score? — see what drove the C- 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 +13.1/15.0
• Cash flow +12.2/30.0
• Appreciation +8.7/10.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet.

Key facts

• Spacious family area
• Natural light
• 8,712 sq ft lot

Tags

• NATURAL LIGHT
• LIVING AND KITCHEN AREA
• SPACIOUS FAMILY AREA
• DEDICATED DINING SPACE
• LARGE WALK-IN MASTER CLOSET
• DEDICATED LAUNDRY SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $308k.

Deal economics

• At list price, monthly cash flow is $-61 ($-733/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (28.6% below list).
• Recommended offer: $220k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $25k of equity ($2k loan paydown + $23k appreciation (7.5% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $86k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $220,289 (28.6% 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 217 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.7

CMA / ARV

• ARV (median comp): $351,990
• List price: $308,445
• Delta: -12.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.31×
• Total profit: $112,766
• Equity at exit: $223,443

10-year hold

• IRR: 17.2%
• Equity multiple: 4.82×
• Total profit: $329,696
• Equity at exit: $433,529

Cash invested: $86,365 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,618
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-61

Break-even live

Break-even rent $2,280

Max offer price $297,661

Occupancy floor 98%

Sensitivity live

Price	-10% $114	-5% $26	+0% $-61	+5% $-148	+10% $-604
Rent	-10% $-235	-5% $-148	+0% $-61	+5% $26	+10% $113
Rate	-1.0pp $94	-0.5pp $17	base $-61	+0.5pp $-141	+1.0pp $-222

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: $77,111
• Closing costs: $9,253
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Edwards St Pea Ridge, AR	4.0	2.0	1660	$2,025	$1.22	16d	1	0.05mi
1902 Edwards St Pea Ridge, AR	3.0	2.0	1674	$2,025	$1.21	16d	1	0.12mi
890 Choate Place Cir Pea Ridge, AR	3.0	2.0	1820	$1,900	$1.04	45d	1	0.90mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.41mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.42mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.44mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.46mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.46mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	1.46mi

Listing history 12 events

1. 2026-06-07
   statusdays on marketlisting id $308,445 Pending 217 DOM
2. 2026-06-03
   days on market $308,445 Active 189 DOM
3. 2026-06-02
   days on market $308,445 Active 188 DOM
4. 2026-06-01
   days on marketlisting id $308,445 Active 187 DOM
5. 2026-05-31
   days on market $308,445 Active 216 DOM
6. 2026-05-31
   days on market $308,445 Active 215 DOM
7. 2026-05-15
   price $308,445 367-char remark

   Show marketing remark (424 chars)

   This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet. Taxes subject to change based on new construction.

8. 2026-05-15
   price $308,445 424-char remark

   Show marketing remark (424 chars)

   This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet. Taxes subject to change based on new construction.

9. 2026-04-14
   price $314,812 367-char remark

   Show marketing remark (424 chars)

   This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet. Taxes subject to change based on new construction.

10. 2026-04-14
    price $314,812 424-char remark

    Show marketing remark (424 chars)

    This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet. Taxes subject to change based on new construction.

11. 2025-11-26
    listed $313,501 Active 367-char remark

    Show marketing remark (367 chars)

    This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet.

12. 2025-10-27
    listed $313,501 Active 424-char remark

    Show marketing remark (424 chars)

    This 4 bedroom, 2 bathroom, 1550 square feet home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet. Taxes subject to change based on new construction.

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,974 · $165/mo
• Expected delta: +$1,311/yr (+$109/mo · 197.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,435
• − Mortgage interest: −$17,278
• − Property taxes: −$664
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$8,973
• Taxable loss: −$6,251
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $768/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

-1.6% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $308,445 Zillow
• 2026-05-15 Price Changed $308,445 NWARMLS
• 2026-04-14 Price Changed $314,812 Zillow
• 2026-04-14 Price Changed $314,812 NWARMLS
• 2025-11-26 Listed $313,501 Zillow
• 2025-10-27 Listed $313,501 NWARMLS