2307 Parnell St · Pea Ridge, AR 72751

$355,000

3 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 38 Days on market

Built 2022 0.26 ac lot $199/sqft · 8% below area Est $387k · 8% under $17/mo HOA · 1% of rent

---

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 +11.3/15.0
• Appreciation +8.7/10.0
• Cash flow +6.2/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

Key facts

• Covered front porch
• Full brick exterior
• Tile flooring

Tags

• FULL BRICK EXTERIOR
• COVERED FRONT PORCH
• TILE FLOORING
• EAT-IN KITCHEN
• WALK IN SHOWER
• SOAKER TUB

Property features AI

Finance

• HOA & community: Annual association fee ($200/year); Community features: Near fire station, near schools, sidewalks

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public sewer; Public water
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick construction; Architectural shingle roof
• Exterior features: Concrete driveway; Covered porch; Storage; Privacy wood fencing in back yard

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Pantry; Eat-in kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-647 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (43.8% below list).
• Recommended offer: $200k (43.8% below list) — sets the bar for 1% rule.

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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $199,619 (43.8% 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 38 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.56% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.81%
• DSCR: 0.65
• GRM: 14.8

CMA / ARV

• ARV (median comp): $387,301
• List price: $355,000
• Delta: -8.34%
• 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
2420 England Ln	0.20mi	3/2.0	1,730 (-3%)	2mo	$345,000	$199	83
2406 Graham Ln	0.12mi	3/2.0	1,678 (-6%)	5mo	$353,000	$210	80
1908 Shelby St	0.48mi	3/2.0	1,750 (-2%)	2mo	$415,000	$237	72
1904 Shelby St	0.49mi	3/2.0	1,722 (-4%)	6mo	$415,000	$241	66
205 Ross Salvage Rd	0.53mi	4/2.0 (+1)	1,717 (-4%)	1mo	$350,000	$204	63
1933 & 1911 Hazelton Rd	0.46mi	3/1.5	1,638 (-8%)	3mo	$511,000	$312	61
1900 Tull Dr	0.55mi	3/2.0	1,647 (-8%)	1mo	$400,000	$243	60
727 Macdonald Dr	0.64mi	3/2.0	1,651 (-8%)	4mo	$395,000	$239	54
1805 Gaines St	0.41mi	4/2.0 (+1)	2,026 (+13%)	2mo	$485,000	$239	52
1905 Higgins St	0.42mi	4/2.0 (+1)	2,026 (+13%)	4mo	$468,900	$231	50
500 Jackson Ln	0.52mi	4/2.0 (+1)	1,563 (-12%)	4mo	$335,000	$214	47
1101 Tracey Ln	0.68mi	4/2.0 (+1)	1,934 (+8%)	5mo	$359,000	$186	45

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: 12.8%
• Equity multiple: 1.94×
• Total profit: $93,161
• Equity at exit: $257,168

10-year hold

• IRR: 13.2%
• Equity multiple: 4.02×
• Total profit: $300,639
• Equity at exit: $498,963

Cash invested: $99,400 (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: 14.8×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$148
• HOA: −$17
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-647

Break-even live

Break-even rent $2,815

Max offer price $240,770

Occupancy floor —

Sensitivity live

Price	-10% $-446	-5% $-546	+0% $-647	+5% $-747	+10% $-848
Rent	-10% $-804	-5% $-725	+0% $-647	+5% $-568	+10% $-489
Rate	-1.0pp $-468	-0.5pp $-556	base $-647	+0.5pp $-739	+1.0pp $-832

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 England Ln Pea Ridge, AR	3.0	2.0	1678	$2,600	$1.55	16d	1	0.16mi
1006 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.57mi
1002 Seaborn Way Pea Ridge, AR	3.0	2.0	1750	$1,650	$0.94	45d	1	0.58mi
942 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.59mi
940 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.59mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	45d	1	0.59mi
938 Seaborn Way Pea Ridge, AR	3.0	2.5	1750	$1,650	$0.94	25d	1	0.59mi
536 Lewis St Pea Ridge, AR	3.0	2.0	1649	$1,995	$1.21	23d	1	0.65mi
1400 Hickery St Pea Ridge, AR	3.0	2.0	1400	$1,700	$1.21	23d	1	0.66mi
801 Lewis St Pea Ridge, AR	3.0	2.0	1744	$2,000	$1.15	15d	1	0.67mi
1036 Tracey Ln Pea Ridge, AR	4.0	2.0	1911	$2,075	$1.09	25d	1	0.70mi
1812 Seay Cir Pea Ridge, AR	4.0	2.5	1854	$1,900	$1.02	46d	1	0.75mi
112 Alder St Pea Ridge, AR	3.0	2.0	1350	$1,625	$1.20	46d	1	0.76mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	25d	1	0.80mi
308 Alder St Pea Ridge, AR	3.0	2.0	1425	$1,625	$1.14	45d	1	0.80mi
1393 Hutchinson St Pea Ridge, AR	3.0	2.0	1580	$1,675	$1.06	45d	1	1.00mi
1910 Hahn St Pea Ridge, AR	3.0	2.0	1555	$1,900	$1.22	45d	1	1.10mi
2301 Langford St Pea Ridge, AR	3.0	2.0	1637	$1,800	$1.10	23d	1	1.16mi
585 Lynn Dr Pea Ridge, AR	3.0	2.0	1804	$1,650	$0.91	45d	1	1.28mi
1711 Cuppett Cir Pea Ridge, AR	3.0	2.5	1604	$1,750	$1.09	25d	1	1.36mi
1713 Cuppett Cir Pea Ridge, AR	3.0	2.5	1503	$1,650	$1.10	25d	1	1.36mi
305 Meadows Ct Pea Ridge, AR	4.0	2.0	2451	$2,400	$0.98	16d	1	1.41mi
581 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.45mi
575 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	45d	1	1.46mi
805 Carlock Dr Pea Ridge, AR	4.0	2.5	2410	$2,550	$1.06	16d	1	1.46mi
547 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.48mi
533 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.49mi
521 W Pickens Rd Pea Ridge, AR	3.0	2.5	1500	$1,600	$1.07	16d	1	1.49mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 23 events

1. 2026-06-22
   days on market $355,000 Active 38 DOM
2. 2026-06-18
   days on market $355,000 Active 35 DOM
3. 2026-06-17
   days on market $355,000 Active 34 DOM
4. 2026-06-16
   days on market $355,000 Active 33 DOM
5. 2026-06-15
   days on market $355,000 Active 32 DOM
6. 2026-06-14
   days on market $355,000 Active 30 DOM
7. 2026-06-13
   days on market $355,000 Active 29 DOM
8. 2026-06-10
   days on market $355,000 Active 27 DOM
9. 2026-06-09
   days on market $355,000 Active 26 DOM
10. 2026-06-08
    days on market $355,000 Active 25 DOM
11. 2026-06-07
    days on market $355,000 Active 24 DOM
12. 2026-06-03
    days on market $355,000 Active 20 DOM
13. 2026-06-02
    days on market $355,000 Active 19 DOM
14. 2026-06-01
    days on market $355,000 Active 18 DOM
15. 2026-05-31
    days on market $355,000 Active 17 DOM
16. 2026-05-31
    days on market $355,000 Active 16 DOM
17. 2026-05-14
    listed $355,000 Active 942-char remark
18. 2022-10-28
    soldstatus $332,446 Closed 195-char remark

    Show marketing remark (195 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

19. 2022-10-11
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

20. 2022-09-15
    status Active 195-char remark

    Show marketing remark (195 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

21. 2022-09-15
    price $337,446 195-char remark

    Show marketing remark (195 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

22. 2022-05-27
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

23. 2022-05-25
    listed $354,725 Active 195-char remark

    Show marketing remark (195 chars)

    Relish the complementary beauty of brick and stone with the curbside appeal of our 1700KI Series. This plan series offers over 1,749 square feet of open living space for your family to enjoy.

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,954
• − Mortgage interest: −$19,886
• − Property taxes: −$2,365
• − Insurance: −$1,775
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$204
• − Depreciation: −$10,327
• Taxable loss: −$14,435
• Est. tax savings @ 24.0%: +$3,464
• After-tax cash flow: $-4,295/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

+0.1% since first listed

7 events — show timeline

• 2026-05-14 Listed $355,000 NWARMLS
• 2022-10-28 Sold (MLS) $332,446 NWARMLS
• 2022-10-11 Pending — NWARMLS
• 2022-09-15 Relisted — NWARMLS
• 2022-09-15 Price Changed $337,446 NWARMLS
• 2022-05-27 Pending — NWARMLS
• 2022-05-25 Listed $354,725 NWARMLS

Property tax history

+80.2%/yr

Latest (2025): $2,365 · +3.3% YoY. Source: county tax records.