3100 Featherston Rd · Bentonville, AR 72713

$329,990

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 30 Days on market

Built 2007 9,583 sqft lot Est $317k · at est.

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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
• Cash flow +6.1/30.0
• ARV discount +5.6/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Welcome to Bentonville- one of the South's Best Cities On The Rise for 2022. And welcome to your new home right in the heart of Bentonville's dynamic community. Affordably priced, this home is one of 2 homes in Bentonville under $300,000! The can't-be-beat location is directly across from Osage Creek school, 3.5 miles from the Razorback Greenway, 5.7 miles to Crystal Bridges, 5.5 miles to The Momentary, & 3.3 miles to the Walmart Home Office. This charming, all brick home has been freshly painted inside. The open floor plan includes eat-in kitchen, granite counters in kitchen (fridge conveys!), and a cozy fireplace for those winter nights. Enjoy lazy summer nights with neighbors on your paved patio-- just bring your firepit! If you're looking for the bike-in/bike-out lifestyle in the Top Place To Ride Mountain Bikes Around The World for 2022, then this is the house for you! Amazing location + Great Price Point. .. these are two hard to find things in the heart of Bentonville--and this home has it!

Key facts

• Greenways
• Bentonville square
• Nearby parks

Tags

• BENTONVILLE SCHOOL DISTRICT
• NEAR DOWNTOWN BENTONVILLE
• BENTONVILLE SQUARE
• BENTONVILLE BIKE TRAILS
• GREENWAYS
• NEARBY PARKS

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools, park, and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Brick construction; Architectural shingle roof; Slab foundation
• Construction: Built with brick; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Back yard fencing; Near park; Located in a subdivision; Public road frontage

Interior

• Kitchen: Countertop; Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave; Refrigerator; Smooth cooktop; Plumbed for ice maker
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Built-in features; Granite counters; Storage; Window treatments; Blinds
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (45.6% below list).
• Recommended offer: $179k (45.6% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities 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; 690 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 18% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,372 (45.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.54% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 15.3

CMA / ARV

• ARV (on-the-fly): $316,635
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 SW Waterleaf Ave	0.10mi	3/2.0	1,502 (-1%)	1mo	$312,500	$208	93
3009 SW Briar Creek Ave	0.14mi	3/2.0	1,643 (+8%)	5mo	$300,500	$183	75
2904 SW Lovely Ln	0.21mi	3/2.0	1,671 (+10%)	0mo	$372,848	$223	73
3109 SW Wargate Ave	0.16mi	4/2.0 (+1)	1,672 (+10%)	1mo	$332,500	$199	70
3301 Stonepoint Ave	0.70mi	3/2.0	1,532 (+1%)	2mo	$320,188	$209	64
3001 SE Lovely Ln	0.19mi	3/3.0	1,718 (+13%)	3mo	$375,738	$219	62
2900 SW Lovely Ln	0.21mi	3/3.0	1,718 (+13%)	3mo	$381,339	$222	62
3000 SW Lovely Ln	0.21mi	3/3.0	1,718 (+13%)	3mo	$371,663	$216	61
3106 SW Briar Creek Ave	0.17mi	4/2.0 (+1)	1,719 (+14%)	5mo	$360,000	$209	61
3107 SW Silverbark Rd	0.31mi	3/2.0	1,722 (+14%)	2mo	$355,000	$206	61
1903 SW Stonegrove Rd	0.73mi	3/2.0	1,550 (+2%)	3mo	$300,000	$194	60
2303 SW Huntwick Ave	0.71mi	3/2.0	1,573 (+4%)	2mo	$325,000	$207	58

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $136,176
• Equity at exit: $297,281

10-year hold

• IRR: 16.6%
• Equity multiple: 5.58×
• Total profit: $422,935
• Equity at exit: $641,098

Cash invested: $92,397 (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: 690
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-610

Break-even live

Break-even rent $2,565

Max offer price $222,303

Occupancy floor —

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3007 SW Gumleaf Rd Bentonville, AR	4.0	2.0	1741	$2,000	$1.15	14d	1	0.04mi
2900 SW Amberwood Ave Unit 2 Bentonville, AR	3.0	2.0	1300	$1,500	$1.15	23d	1	0.19mi
2900 SW Amberwood Ave Bentonville, AR	3.0	2.0	1300	$1,500	$1.15	23d	1	0.19mi
2904 SW Amberwood Ave Unit 2 Bentonville, AR	3.0	2.0	1300	$1,400	$1.08	23d	1	0.19mi
3002 SW Deerfield Blvd Unit 1 Bentonville, AR	3.0	2.0	1286	$1,400	$1.09	14d	1	0.25mi
3006 SW Deerfield Blvd Unit 2 Bentonville, AR	3.0	2.0	1487	$1,500	$1.01	23d	1	0.26mi
3100 SW Windrift Ave Bentonville, AR	3.0	2.5	1622	$1,500	$0.92	21d	1	0.31mi
3200 SW Windrift Ave Unit 1 Bentonville, AR	3.0	2.5	1622	$1,500	$0.92	21d	1	0.35mi
2911 SW Hampshire Ave Unit 2911 Bentonville, AR	3.0	2.5	1895	$2,100	$1.11	14d	1	0.35mi
2400 SW Fireblaze Ave Bentonville, AR	1.0–2.0	1.0–2.0	818	$1,170	$1.43	23d	1	0.39mi
3205 SW Windrift Ave Unit 1 Bentonville, AR	3.0	2.0	1487	$1,400	$0.94	14d	1	0.39mi
3607 SW Birchton Ave Bentonville, AR	4.0	2.0	2025	$2,500	$1.23	23d	1	0.46mi
3200 SW Calm Ridge Rd Bentonville, AR	4.0	2.5	2075	$2,400	$1.16	23d	1	0.49mi
2206 SW Endurance Way Bentonville, AR	3.0	2.0–2.5	1388	$3,445	$2.48	13d	1	0.50mi
2800 SW Arbor Rd Bentonville, AR	3.0	2.0	1344	$1,700	$1.26	14d	1	0.63mi
3104 SW Riverstone Rd Bentonville, AR	3.0	2.5	1831	$1,900	$1.04	23d	1	0.64mi
3211 SW Stonepoint Ave Bentonville, AR	3.0	3.0	1629	$2,025	$1.24	23d	1	0.67mi
2413 SW Arbor Rd Bentonville, AR	3.0	2.5	1350	$1,700	$1.26	23d	1	0.68mi
2505 SW 20th St Bentonville, AR	3.0	2.0	1559	$1,750	$1.12	23d	1	0.68mi
2405 SW Arbor Rd Bentonville, AR	3.0	2.5	1350	$1,700	$1.26	14d	1	0.69mi
2703 SW Ledbury Cv Bentonville, AR	4.0	2.0	1808	$2,195	$1.21	23d	1	0.69mi
3414 SW Vel Mews Bentonville, AR	3.0	2.5	1350	$1,500	$1.11	23d	1	0.69mi
3428 SW Vel Mews Bentonville, AR	3.0	2.0	1736	$1,495	$0.86	23d	1	0.71mi
1801 SW Stonegrove Rd Bentonville, AR	3.0	2.5	1940	$1,900	$0.98	23d	1	0.76mi
1907 SW Columbus Rd Bentonville, AR	3.0	2.0	1744	$1,750	$1.00	14d	1	0.76mi
2008 SW Spruce Rd Bentonville, AR	3.0	2.0	1869	$1,899	$1.02	14d	1	0.79mi
1902 SW Fremont St Bentonville, AR	3.0	2.0	1805	$1,700	$0.94	14d	1	0.82mi
3104 SW Riverstone Ave Bentonville, AR	3.0	2.5	1650	$1,900	$1.15	23d	1	0.83mi
4302 SW Lilly St Bentonville, AR	4.0	2.0	2101	$2,500	$1.19	14d	1	0.84mi
2315 SW 17th St Bentonville, AR	3.0	2.0	1810	$1,650	$0.91	21d	1	0.94mi
1900 SW Cypress St Bentonville, AR	3.0	2.0	2073	$2,200	$1.06	23d	1	0.96mi
1600 SW Thorton St Bentonville, AR	3.0	2.0	1454	$2,200	$1.51	23d	1	0.96mi
4503 SW Elderwood St Bentonville, AR	4.0	2.5	2150	$3,200	$1.49	23d	1	0.97mi
533 Vee St Centerton, AR	3.0	2.0	1250	$1,550	$1.24	14d	1	0.97mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	13d	1	1.01mi
422 Red Robin St Unit 422 Centerton, AR	3.0	2.0	1290	$1,550	$1.20	14d	1	1.07mi
1709 E Centerton Blvd Centerton, AR	1.0–2.0	1.0–2.0	969	$2,400	$2.48	13d	27	1.10mi
240 Sage St Centerton, AR	3.0	2.0	1250	$1,400	$1.12	23d	1	1.20mi
3705 SW Hansom Loop Bentonville, AR	3.0	2.5	1903	$1,800	$0.95	23d	1	1.26mi
3706 SW Hansom Loop Bentonville, AR	3.0	2.0	1486	$1,700	$1.14	23d	1	1.29mi

Listing history 22 events

1. 2026-06-18
   days on market $329,990 Active 30 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $329,990 Active 29 DOM
4. 2026-06-16
   days on market $329,990 Active 28 DOM
5. 2026-06-15
   price $329,990 Active 27 DOM
6. 2026-06-15
   days on market $334,990 Active 27 DOM
7. 2026-06-14
   days on market $334,990 Active 25 DOM
8. 2026-06-10
   days on market $334,990 Active 22 DOM
9. 2026-06-09
   days on market $334,990 Active 21 DOM
10. 2026-06-08
    days on market $334,990 Active 20 DOM
11. 2026-06-07
    pricedays on market $334,990 Active 19 DOM
12. 2026-06-05
    days on market $339,990 Active 16 DOM
13. 2026-06-03
    days on market $339,990 Active 15 DOM
14. 2026-06-02
    days on market $339,990 Active 14 DOM
15. 2026-06-01
    days on market $339,990 Active 13 DOM
16. 2026-05-31
    days on market $339,990 Active 12 DOM
17. 2026-05-31
    days on market $339,990 Active 11 DOM
18. 2026-05-20
    listed $339,990 Active
19. 2022-07-01
    soldstatus $295,000
20. 2022-06-27
    soldstatus $295,000 Closed 1017-char remark

    Show marketing remark (1017 chars)

    Welcome to Bentonville- one of the South's Best Cities On The Rise for 2022. And welcome to your new home right in the heart of Bentonville's dynamic community. Affordably priced, this home is one of 2 homes in Bentonville under $300,000! The can't-be-beat location is directly across from Osage Creek school, 3.5 miles from the Razorback Greenway, 5.7 miles to Crystal Bridges, 5.5 miles to The Momentary, & 3.3 miles to the Walmart Home Office. This charming, all brick home has been freshly painted inside. The open floor plan includes eat-in kitchen, granite counters in kitchen (fridge conveys!), and a cozy fireplace for those winter nights. Enjoy lazy summer nights with neighbors on your paved patio-- just bring your firepit! If you're looking for the bike-in/bike-out lifestyle in the Top Place To Ride Mountain Bikes Around The World for 2022, then this is the house for you! Amazing location + Great Price Point. .. these are two hard to find things in the heart of Bentonville--and this home has it!

21. 2022-05-31
    status Pending 1017-char remark

    Show marketing remark (1017 chars)

    Welcome to Bentonville- one of the South's Best Cities On The Rise for 2022. And welcome to your new home right in the heart of Bentonville's dynamic community. Affordably priced, this home is one of 2 homes in Bentonville under $300,000! The can't-be-beat location is directly across from Osage Creek school, 3.5 miles from the Razorback Greenway, 5.7 miles to Crystal Bridges, 5.5 miles to The Momentary, & 3.3 miles to the Walmart Home Office. This charming, all brick home has been freshly painted inside. The open floor plan includes eat-in kitchen, granite counters in kitchen (fridge conveys!), and a cozy fireplace for those winter nights. Enjoy lazy summer nights with neighbors on your paved patio-- just bring your firepit! If you're looking for the bike-in/bike-out lifestyle in the Top Place To Ride Mountain Bikes Around The World for 2022, then this is the house for you! Amazing location + Great Price Point. .. these are two hard to find things in the heart of Bentonville--and this home has it!

22. 2022-05-26
    listed $289,900 Active 1017-char remark

    Show marketing remark (1017 chars)

    Welcome to Bentonville- one of the South's Best Cities On The Rise for 2022. And welcome to your new home right in the heart of Bentonville's dynamic community. Affordably priced, this home is one of 2 homes in Bentonville under $300,000! The can't-be-beat location is directly across from Osage Creek school, 3.5 miles from the Razorback Greenway, 5.7 miles to Crystal Bridges, 5.5 miles to The Momentary, & 3.3 miles to the Walmart Home Office. This charming, all brick home has been freshly painted inside. The open floor plan includes eat-in kitchen, granite counters in kitchen (fridge conveys!), and a cozy fireplace for those winter nights. Enjoy lazy summer nights with neighbors on your paved patio-- just bring your firepit! If you're looking for the bike-in/bike-out lifestyle in the Top Place To Ride Mountain Bikes Around The World for 2022, then this is the house for you! Amazing location + Great Price Point. .. these are two hard to find things in the heart of Bentonville--and this home has it!

ⓘ 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: $1,904 · $159/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$208/yr (+$17/mo · 10.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $21,525
• − Mortgage interest: −$18,485
• − Property taxes: −$1,904
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$9,600
• Taxable loss: −$13,557
• Est. tax savings @ 24.0%: +$3,254
• After-tax cash flow: $-4,061/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 67,689
• 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

+17.3% since first listed

5 events — show timeline

• 2026-05-20 Listed $339,990 NWARMLS
• 2022-07-01 Sold (Public Records) $295,000 Public Records
• 2022-06-27 Sold (MLS) $295,000 NWARMLS
• 2022-05-31 Pending — NWARMLS
• 2022-05-26 Listed $289,900 NWARMLS

Property tax history

+1.4%/yr

Latest (2025): $1,904 · +1.7% YoY. Source: county tax records.