41 Kendal Dr · Bella Vista, AR 72714

$375,000

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 1 Days on market

Built 2005 0.45 ac lot Est $389k · at est. $24/mo HOA · 1% 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).

• ARV discount +9.1/15.0
• Cash flow +8.7/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks

Welcome To Your Next Home, A Brick Front Offering Nice Clean Curb Appeal, That's As Clean As It Is Smart, Tucked Into One Of Bella Vista's Quiet Established Neighborhoods With Quick Access To 71B And Sought-After Bentonville Schools. The Layout Is The Star Here, And It's The Kind You Just Don't Get In New Builds This Size. Two Counter Bar Seating Areas, Formal Dining For The Holidays, Eat-In Dining For Tuesday Night Tacos, Take Your Pick. The Living Room Opens Up Under A Soaring Vaulted Ceiling, And The Front Bedroom Carries That Same Airy Feel. Then There's The Primary Suite, And It's A Big Deal: Room For A Sitting Area, Plus Its Own Door Straight Out To The Back Deck For Morning Coffee Be

Key facts

• Bentonville schools
• Formal dining
• Brick front

Tags

• BRICK FRONT
• QUICK ACCESS TO 71B
• BENTONVILLE SCHOOLS
• TWO COUNTER BAR SEATING AREAS
• FORMAL DINING
• EAT-IN DINING

Property features AI

Finance

• HOA & community: Monthly association fee ($24) covering association management; Community amenities include golf, playground, park, pool, tennis courts and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Security system; Fire sprinkler system; Smoke detectors
• Utilities: Public water; Electricity available; Cable available; Phone available
• Home design: Single-story home; Brick and vinyl siding exterior; Architectural shingle roof
• Construction: Built on block foundation with crawlspace
• Exterior features: Concrete driveway; Deck; Cleared and landscaped yard; Cul-de-sac lot; Subdivision setting; Wooded areas nearby; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Self-cleaning oven; Microwave with hood fan; Disposal; Plumbed for ice maker; Pantry; Eat-in kitchen (approx. 20 x 11)
• Bedrooms: Two main-level bedrooms (each about 13 x 11)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Main-level bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Built-in features; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Pantry; Split bedroom layout; Walk-in closet(s); Window treatments; Double pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Utility room (approx. 6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (34.6% below list).
• Recommended offer: $245k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Bella Vista — 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 (#111 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, health & safety 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: 475 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k of equity ($3k loan paydown + $5k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k 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.
• Current owner paid $155k; list at $375k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $245,177 (34.6% 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. 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 A-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: 0.65% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $388,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Swarthmoor Ln	0.26mi	4/2.5 (+1)	1,711 (-3%)	2mo	$406,507	$238	74
7 Shropshire Dr	0.38mi	2/2.0 (-1)	1,719 (-3%)	3mo	$350,000	$204	71
76 Overton Dr	0.38mi	3/2.0	1,550 (-12%)	3mo	$275,000	$177	59
4 Swarthmoor Ln	0.28mi	4/2.0 (+1)	1,997 (+13%)	2mo	$474,900	$238	59
6 Penzance Dr	0.54mi	3/2.0	1,933 (+10%)	2mo	$486,000	$251	58
11 Penwith Ln	0.46mi	4/2.0 (+1)	1,607 (-9%)	2mo	$350,000	$218	57
9 Alston Cir	0.49mi	4/2.0 (+1)	1,938 (+10%)	1mo	$445,000	$230	55
17 Cumbrian Dr	0.72mi	3/2.0	1,652 (-6%)	1mo	$305,000	$185	55
22 Greenodd Dr	0.68mi	4/2.0 (+1)	1,874 (+6%)	2mo	$412,000	$220	52
3 Clun Ln	0.44mi	4/2.0 (+1)	2,017 (+14%)	4mo	$423,500	$210	47
11 Cumbrian Dr	0.67mi	3/2.0	1,533 (-13%)	2mo	$310,000	$202	45
20 Greenodd Dr	0.68mi	4/2.0 (+1)	2,012 (+14%)	3mo	$455,000	$226	38

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

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-5,985
• Equity at exit: $135,585

10-year hold

• IRR: 3.6%
• Equity multiple: 1.45×
• Total profit: $47,734
• Equity at exit: $186,182

Cash invested: $105,000 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,452 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$156
• HOA: −$24
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-313

Break-even live

Break-even rent $2,848

Max offer price $319,704

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-207	+0% $-313	+5% $-419	+10% $-525
Rent	-10% $-507	-5% $-410	+0% $-313	+5% $-216	+10% $-119
Rate	-1.0pp $-124	-0.5pp $-218	base $-313	+0.5pp $-410	+1.0pp $-509

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Dent Ln Bella Vista, AR	4.0	2.0	2215	$2,850	$1.29	14d	1	0.32mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	14d	1	0.40mi
20 Annette Ln Bella Vista, AR	3.0	2.0	1520	$1,650	$1.09	14d	1	1.01mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $375,000 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: $1,238 · $103/mo
• Projected year-2 tax: $2,400 · $200/mo
• Expected delta: +$1,162/yr (+$97/mo · 93.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $29,421
• − Mortgage interest: −$21,006
• − Property taxes: −$1,238
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$288
• − Depreciation: −$10,909
• Taxable loss: −$10,602
• Est. tax savings @ 24.0%: +$2,544
• After-tax cash flow: $-1,212/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 — Bella Vista

• Score: 67/100
• State rank: #111
• US rank: #11129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bella Vista, AR
• County: Benton County · 259,241 people
• City population: 31,638
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.38%
• Current HPI: 307.5796
• 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

+141.9% since first listed

2 events — show timeline

• 2026-06-17 Listed $375,000 NWARMLS
• 2009-03-25 Sold (Public Records) $155,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,238 · -6.7% YoY. Source: county tax records.