5515 Heritage Valley Dr · Benton, AR 72019

$225,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 3 Days on market

Built 2008 0.26 ac lot Est $222k · 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).

• Cash flow +12.2/30.0
• ARV discount +6.8/15.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well taken care of home sits on a quarter of an acre backing up to woods. Spacious living room with fireplace opens up to kitchen. Split floor plan. Master bath has whirlpool tub and separate shower and his and her closets.

Key facts

• Double closets
• Split floor plan
• Large yard

Tags

• LARGE YARD
• OVERSIZED ENTRYWAY
• WOODBURNING FIREPLACE
• SPLIT FLOOR PLAN
• DOUBLE CLOSETS
• JETTED TUB

Property features AI

Finance

• Other: Approx. lot dimensions: 75 x 150 x 75 x 150; Approx. acreage: 0.26; Approx. living area reported by seller disclosure
• Financial info: Financing options may include VA, FHA, conventional, cash, or Rural Development

Exterior

• Parking: 2-car garage with automatic door opener; Detached/attached garage configuration not specified
• Security: Smoke detectors
• Utilities: Public sewer; Public water; Electric via cooperative; Insulated (Low-E) windows
• Home design: Brick and frame with metal/vinyl siding; Inside city limits; Lot is level to sloped
• Construction: Architectural shingle roof; Slab foundation
• Exterior features: Patio; Covered patio; Fully fenced yard with wood fence; Outside storage area; Guttering; Paved road access

Interior

• Kitchen: Free-standing stove; Electric range; Microwave; Dishwasher; Disposal; Ice maker connection
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection; Electric water heater; Smoke detectors; Window treatments; Walk-in closets; Ceiling fans; Walk-in shower; Breakfast bar; Formica kitchen counters; Wood-burning prefabricated fireplace; Sheetrock walls and ceilings
• Laundry & utility: Laundry room; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-46 ($-555/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (26.5% below list).
• Recommended offer: $165k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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.
• Current owner paid $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $165,399 (26.5% 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. 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. 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: 0.74% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $221,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5515 Heritage Valley Dr	0.00mi	3/2.0	1,424 (-4%)	1mo	$225,000	$158	92
5810 Heritage Heights Dr	0.05mi	4/2.0 (+1)	1,515 (+2%)	2mo	$242,000	$160	88
6680 Hollywood Ave	0.73mi	3/2.0	1,523 (+2%)	1mo	$217,850	$143	62
6642 Hollywood Ave	0.73mi	3/2.0	1,523 (+2%)	1mo	$217,000	$142	62
5741 John Hancock Dr	0.31mi	3/2.0	1,267 (-15%)	1mo	$188,800	$149	60
6673 Hollywood Ave	0.70mi	4/2.0 (+1)	1,470 (-1%)	1mo	$215,900	$147	59
6681 Hollywood Ave	0.70mi	3/2.0	1,422 (-4%)	1mo	$211,900	$149	59
6657 Hollywood Ave	0.70mi	4/2.0 (+1)	1,470 (-1%)	1mo	$210,000	$143	59
6649 Hollywood Ave	0.70mi	3/2.0	1,422 (-4%)	1mo	$211,500	$149	59
6648 Hollywood Ave	0.73mi	4/2.0 (+1)	1,470 (-1%)	1mo	$215,600	$147	58
950 James Madison Dr	0.47mi	3/2.0	1,314 (-12%)	1mo	$205,000	$156	58
6656 Hollywood Ave	0.73mi	3/2.0	1,355 (-9%)	1mo	$209,500	$155	50

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: -16.3%
• Equity multiple: 0.41×
• Total profit: $-36,919
• Equity at exit: $33,548

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-25,400
• Equity at exit: $19,454

Cash invested: $63,000 (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 72019

• Home prices YoY: -12.2%
• Rents YoY: 4.5%
• Active inventory: 244
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-46

Break-even live

Break-even rent $1,713

Max offer price $216,831

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $17	+0% $-46	+5% $-110	+10% $-174
Rent	-10% $-177	-5% $-112	+0% $-46	+5% $19	+10% $84
Rate	-1.0pp $67	-0.5pp $11	base $-46	+0.5pp $-105	+1.0pp $-164

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3348 Wilshire Blvd Benton, AR	3.0	2.0	1633	$1,620	$0.99	44d	1	0.63mi

Listing history 15 events

1. 2026-05-16
   status Under Contract
2. 2026-05-14
   historical Take Backups
3. 2026-05-12
   listed $225,000 New Listing
4. 2020-10-21
   soldstatus $159,900
5. 2020-10-19
   status Under Contract 228-char remark

   Show marketing remark (228 chars)

   This well taken care of home sits on a quarter of an acre backing up to woods. Spacious living room with fireplace opens up to kitchen. Split floor plan. Master bath has whirlpool tub and separate shower and his and her closets.

6. 2020-10-16
   soldstatus $159,900 Sold 228-char remark

   Show marketing remark (228 chars)

   This well taken care of home sits on a quarter of an acre backing up to woods. Spacious living room with fireplace opens up to kitchen. Split floor plan. Master bath has whirlpool tub and separate shower and his and her closets.

7. 2020-09-14
   historical Take Backups 228-char remark

   Show marketing remark (228 chars)

   This well taken care of home sits on a quarter of an acre backing up to woods. Spacious living room with fireplace opens up to kitchen. Split floor plan. Master bath has whirlpool tub and separate shower and his and her closets.

8. 2020-09-12
   price $159,900 228-char remark

   Show marketing remark (228 chars)

   This well taken care of home sits on a quarter of an acre backing up to woods. Spacious living room with fireplace opens up to kitchen. Split floor plan. Master bath has whirlpool tub and separate shower and his and her closets.

9. 2020-09-12
   listed $159,000 New Listing 228-char remark

   Show marketing remark (228 chars)

   This well taken care of home sits on a quarter of an acre backing up to woods. Spacious living room with fireplace opens up to kitchen. Split floor plan. Master bath has whirlpool tub and separate shower and his and her closets.

10. 2014-12-29
    soldstatus $118,400 325-char remark

    Show marketing remark (325 chars)

    Great open floorplan. Spacious living room with fireplace. Kitchen/Dining combo with new range and dishwasher. Call the listing agent today for more information…Please refer to agent confidential remarks for offer submission process and proper documentation required with your offer to be considered. VA OWNED PROPERTY

11. 2014-11-05
    historical 325-char remark

    Show marketing remark (325 chars)

    Great open floorplan. Spacious living room with fireplace. Kitchen/Dining combo with new range and dishwasher. Call the listing agent today for more information…Please refer to agent confidential remarks for offer submission process and proper documentation required with your offer to be considered. VA OWNED PROPERTY

12. 2014-10-30
    listed $114,900 325-char remark

    Show marketing remark (325 chars)

    Great open floorplan. Spacious living room with fireplace. Kitchen/Dining combo with new range and dishwasher. Call the listing agent today for more information…Please refer to agent confidential remarks for offer submission process and proper documentation required with your offer to be considered. VA OWNED PROPERTY

13. 2008-12-04
    soldstatus $133,900
14. 2008-11-06
    historical
15. 2008-06-16
    listed $133,900

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$489/yr (+$41/mo · 51.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,848
• − Mortgage interest: −$12,603
• − Property taxes: −$951
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$6,545
• Taxable loss: −$4,552
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $538/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

+68.0% since first listed

15 events — show timeline

• 2026-05-16 Pending — CARMLS
• 2026-05-14 Contingent — CARMLS
• 2026-05-12 Listed $225,000 CARMLS
• 2020-10-21 Sold (Public Records) $159,900 Public Records
• 2020-10-19 Pending — CARMLS
• 2020-10-16 Sold (MLS) $159,900 CARMLS
• 2020-09-14 Contingent — CARMLS
• 2020-09-12 Price Changed $159,900 CARMLS
• 2020-09-12 Listed $159,000 CARMLS
• 2014-12-29 Sold (MLS) $118,400 CARMLS
• 2014-11-05 Listing Removed — CARMLS
• 2014-10-30 Listed $114,900 CARMLS
• 2008-12-04 Sold (MLS) $133,900 CARMLS
• 2008-11-06 Listing Removed — CARMLS
• 2008-06-16 Listed $133,900 CARMLS

Property tax history

-5.2%/yr

Latest (2025): $951 · -9.5% YoY. Source: county tax records.