4159 Salt Creek Rd · Benton, AR 72019

$215,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 38 Days on market

Built 1989 1.08 ac lot $138/sqft · 13% below area Est $246k · 13% under

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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).

• Cash flow +17.1/30.0
• ARV discount +13.1/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY WELL KEPT HOME ON A LITTLE OVER AN ACRE. HOME HAS A NEWER FURNACE AND A COVERED DECK SO YOU CAN ENJOY THE WILDLIFE THAT COMES UP. BEAUTIFUL MATURE TREES IN FRONT YARD AND THE COVERED DECK OUT BACK MAKES THIS A PLACE YOU CAN REALLY ENJOY. NO PROPERTY DISCLOSURE AVAILABLE.

Key facts

• Covered deck
• Newer furnace
• Mature trees

Tags

• COVERED DECK
• NEWER FURNACE
• MATURE TREES

Property features AI

Finance

• Financial info: Financing options include VA, FHA, and conventional loans

Exterior

• Parking: Attached or detached garage for 2 cars
• Utilities: Septic system; Public water; Natural gas
• Home design: Metal/vinyl siding; Crawl space foundation
• Construction: Composition roof
• Exterior features: Deck; Porch; Sloped, cleared rural lot; Not in a subdivision; Up-slope lot character

Interior

• Kitchen: Free-standing stove; Electric range; Dishwasher; Pantry
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Gas water heater; Window treatments; Ceiling fans; Sheetrock walls/ceilings
• Laundry & utility: Washer connection; Electric dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (13.7% below list).
• Recommended offer: $186k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.5% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,602 (13.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $245,779
• List price: $215,000
• Delta: -12.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Stamford Dr	0.23mi	3/2.0	1,640 (+5%)	10mo	$225,000	$137	72
1204 Oxford Ave	0.41mi	3/2.0	1,698 (+9%)	1mo	$255,000	$150	65
1240 Oxford	0.45mi	3/2.0	1,698 (+9%)	1mo	$255,000	$150	63
508 Spuds Ln	0.17mi	3/2.0	1,332 (-14%)	6mo	$202,000	$152	63
5701 Mcgee Rd	0.68mi	3/2.0	1,623 (+4%)	9mo	$315,000	$194	54
3010 Salt Creek Rd	0.66mi	3/2.5	1,690 (+8%)	23mo	$230,000	$136	34

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

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-22,540
• Equity at exit: $32,057

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $4,546
• Equity at exit: $18,589

Cash invested: $60,200 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $149

Break-even live

Break-even rent $1,668

Max offer price $215,000

Occupancy floor 87%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Copper Creek Dr Benton, AR	3.0	2.0	1056	$1,400	$1.33	43d	1	1.25mi
4041 Elizabeth Ct Benton, AR	4.0	3.0	2070	$2,500	$1.21	14d	1	1.37mi
3537 Terrace Hill Ct Benton, AR	3.0	2.0	1290	$1,500	$1.16	23d	1	1.45mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $215,000 Under Contract 38 DOM
2. 2026-06-10
   days on market $215,000 Active 37 DOM
3. 2026-06-09
   days on market $215,000 Active 36 DOM
4. 2026-06-08
   days on market $215,000 Active 35 DOM
5. 2026-06-07
   days on market $215,000 Active 34 DOM
6. 2026-06-03
   statusdays on market $215,000 Active 30 DOM
7. 2026-06-02
   days on market $215,000 Price Change 29 DOM
8. 2026-06-01
   days on market $215,000 Price Change 28 DOM
9. 2026-05-31
   days on market $215,000 Price Change 27 DOM
10. 2026-05-31
    days on market $215,000 Price Change 26 DOM
11. 2026-05-04
    listed $245,000 New Listing 219-char remark
12. 2026-02-12
    soldstatus $215,000
13. 2022-02-22
    soldstatus $161,726
14. 2022-02-11
    soldstatus $161,726 Sold 276-char remark

    Show marketing remark (276 chars)

    VERY WELL KEPT HOME ON A LITTLE OVER AN ACRE. HOME HAS A NEWER FURNACE AND A COVERED DECK SO YOU CAN ENJOY THE WILDLIFE THAT COMES UP. BEAUTIFUL MATURE TREES IN FRONT YARD AND THE COVERED DECK OUT BACK MAKES THIS A PLACE YOU CAN REALLY ENJOY. NO PROPERTY DISCLOSURE AVAILABLE.

15. 2022-02-11
    soldstatus $161,726

    Show marketing remark (276 chars)

    VERY WELL KEPT HOME ON A LITTLE OVER AN ACRE. HOME HAS A NEWER FURNACE AND A COVERED DECK SO YOU CAN ENJOY THE WILDLIFE THAT COMES UP. BEAUTIFUL MATURE TREES IN FRONT YARD AND THE COVERED DECK OUT BACK MAKES THIS A PLACE YOU CAN REALLY ENJOY. NO PROPERTY DISCLOSURE AVAILABLE.

16. 2021-12-30
    status Under Contract 276-char remark

    Show marketing remark (276 chars)

    VERY WELL KEPT HOME ON A LITTLE OVER AN ACRE. HOME HAS A NEWER FURNACE AND A COVERED DECK SO YOU CAN ENJOY THE WILDLIFE THAT COMES UP. BEAUTIFUL MATURE TREES IN FRONT YARD AND THE COVERED DECK OUT BACK MAKES THIS A PLACE YOU CAN REALLY ENJOY. NO PROPERTY DISCLOSURE AVAILABLE.

17. 2021-11-24
    listed $218,000 New Listing 276-char remark

    Show marketing remark (276 chars)

    VERY WELL KEPT HOME ON A LITTLE OVER AN ACRE. HOME HAS A NEWER FURNACE AND A COVERED DECK SO YOU CAN ENJOY THE WILDLIFE THAT COMES UP. BEAUTIFUL MATURE TREES IN FRONT YARD AND THE COVERED DECK OUT BACK MAKES THIS A PLACE YOU CAN REALLY ENJOY. NO PROPERTY DISCLOSURE AVAILABLE.

18. 2021-11-24
    listed $218,000

    Show marketing remark (276 chars)

    VERY WELL KEPT HOME ON A LITTLE OVER AN ACRE. HOME HAS A NEWER FURNACE AND A COVERED DECK SO YOU CAN ENJOY THE WILDLIFE THAT COMES UP. BEAUTIFUL MATURE TREES IN FRONT YARD AND THE COVERED DECK OUT BACK MAKES THIS A PLACE YOU CAN REALLY ENJOY. NO PROPERTY DISCLOSURE AVAILABLE.

19. 1993-07-01
    soldstatus $79,000

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$171/yr (+$14/mo · 14.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $22,272
• − Mortgage interest: −$12,043
• − Property taxes: −$1,205
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,255
• Taxable loss: −$1,869
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $2,234/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 30,055
• Household income: $87,869
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 331.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.95%
• Current HPI: 215.1912
• Rent YoY: ▲ 4.53%
• Metro: Little Rock-North Little Rock-Conway, 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

+172.2% since first listed

12 events — show timeline

• 2026-06-11 Pending — CARMLS
• 2026-05-28 Price Changed $215,000 CARMLS
• 2026-05-21 Price Changed $230,000 CARMLS
• 2026-05-04 Listed $245,000 CARMLS
• 2026-02-12 Sold (Public Records) $215,000 Public Records
• 2022-02-22 Sold (Public Records) $161,726 Public Records
• 2022-02-11 Sold (MLS) $161,726 CARMLS
• 2022-02-11 Sold (MLS) $161,726 HSBOR
• 2021-12-30 Pending — CARMLS
• 2021-11-24 Listed $218,000 CARMLS
• 2021-11-24 Listed $218,000 HSBOR
• 1993-07-01 Sold (Public Records) $79,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,205 · -7.7% YoY. Source: county tax records.