6610 SW Memphis Ave · Bentonville, AR 72713

$273,800

3 bd · 2.5 ba · 1,599 sqft · Townhouse · 18 Days on market

Built 2026 4,791 sqft lot Est $269k · 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
• ARV discount +6.6/15.0
• Cash flow +6.5/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks

Introducing The Stockwell, a beautifully designed two-story duplex located in a newly developed community. This modern home offers three spacious bedrooms and two and a half bathrooms, providing the perfect blend of comfort and style. The bedrooms are situated upstairs, offering a peaceful and private retreat, with the master suite featuring generous closet space. The other two bedrooms are equally spacious, ideal for family or guest use. The main floor is home to an open-concept living area, perfect for both relaxing and entertaining. A convenient half bath is located downstairs for added convenience. The well-equipped kitchen boasts sleek countertops, modern appliances, and ample storage.

Key facts

• Garage
• Built 2026
• Listed 18 days

Property features AI

Finance

• HOA & community: Monthly association fee; Community near schools and park

Exterior

• Parking: Attached garage; 1 covered space
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: 2 stories; New construction; To be built; Slab foundation
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Has home warranty
• Exterior features: Concrete driveway; Porch; Landscaped lot; Near park; Subdivision; Shared road frontage

Interior

• Kitchen: Dishwasher; Electric range; Plumbed for ice maker; ENERGY STAR qualified appliances
• Flooring: Brick flooring; Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $274k.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (33.8% below list).
• Recommended offer: $181k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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; 710 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,355 (33.8% 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. 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: 0.66% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $268,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6608 SW Memphis Ave	0.06mi	3/2.5	1,599 (0%)	0mo	$268,800	$168	97
3405 SW Endearment St	0.07mi	3/2.5	1,599 (0%)	1mo	$260,000	$163	96
3403 SW Endearment St	0.07mi	3/2.5	1,599 (0%)	2mo	$259,900	$163	95
6908 SW Dignity Ave	0.11mi	3/2.5	1,599 (0%)	3mo	$270,000	$169	92
6618 SW Dignity Ave	0.15mi	3/2.5	1,599 (0%)	1mo	$264,000	$165	92
6616 SW Dignity Ave	0.15mi	3/2.5	1,599 (0%)	1mo	$265,000	$166	92
6800 SW Dignity Ave	0.14mi	3/2.5	1,599 (0%)	2mo	$267,800	$167	92
6802 SW Dignity Ave	0.15mi	3/2.5	1,599 (0%)	2mo	$267,800	$167	91
6902 SW Dignity Ave	0.20mi	3/2.5	1,599 (0%)	3mo	$268,800	$168	88
6614 SW Dignity Ave	0.15mi	3/3.0	1,430 (-11%)	1mo	$260,600	$182	72
6810 SW Dignity Ave	0.15mi	3/3.0	1,430 (-11%)	2mo	$239,900	$168	71
6808 SW Dignity Ave	0.19mi	3/3.0	1,430 (-11%)	3mo	$260,600	$182	69

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: 18.5%
• Equity multiple: 2.50×
• Total profit: $115,241
• Equity at exit: $246,661

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $353,982
• Equity at exit: $531,933

Cash invested: $76,664 (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: 710
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,436
• Tax est. 1.5%: −$342 /mo · $4,107/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-459

Break-even live

Break-even rent $2,395

Max offer price $207,315

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-365	+0% $-459	+5% $-554	+10% $-649
Rent	-10% $-603	-5% $-531	+0% $-459	+5% $-388	+10% $-316
Rate	-1.0pp $-322	-0.5pp $-390	base $-459	+0.5pp $-530	+1.0pp $-603

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: $68,450
• Closing costs: $8,214
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6604 SW Dignity Ave Bentonville, AR	3.0	3.0	1430	$1,550	$1.08	16d	1	0.03mi
221 Williams Ct Bentonville, AR	3.0	2.0	1410	$1,725	$1.22	25d	1	0.05mi
6812 Memphis Bentonville, AR	3.0	2.5	1599	$1,550	$0.97	25d	1	0.07mi
3401 SW Endearment St Bentonville, AR	4.0	2.5	2065	$2,000	$0.97	25d	1	0.08mi
6800 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	16d	1	0.13mi
6802 SW Dignity Ave Bentonville, AR	3.0	2.5	1599	$1,895	$1.19	25d	1	0.14mi
231 Palm St Bentonville, AR	3.0	2.0	1828	$2,050	$1.12	25d	1	0.23mi
621-623 Cosmos St Centerton, AR	3.0	2.0	1475	$1,795	$1.22	15d	1	0.61mi
4301 SW Pawhuska St Bentonville, AR	3.0	2.0	1782	$1,980	$1.11	25d	1	0.64mi
5805 SW Teppee Ave Bentonville, AR	4.0	2.5	1854	$2,145	$1.16	25d	1	0.71mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	0.78mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.01mi
831 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.02mi
840 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.02mi
830 Massachusetts Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.03mi
860 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.03mi
891 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.04mi
841 Tennessee Ave Bentonville, AR	2.0	2.5	1250	$1,640	$1.31	25d	1	1.04mi
931 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.06mi
890 Tennessee Ave Bentonville, AR	3.0	2.5	1250	$1,595	$1.28	23d	1	1.08mi
821 Arctic Ave Bentonville, AR	2.0	2.0	1250	$1,726	$1.38	25d	1	1.09mi
831 Ventnor Ave Bentonville, AR	3.0	2.0	1100	$1,525	$1.39	25d	1	1.10mi
1021 States Ave Bentonville, AR	2.0	2.5	1250	$1,850	$1.48	16d	1	1.11mi
830 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	23d	1	1.11mi
861 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.11mi
1020 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.11mi
860 Ventnor Ave Bentonville, AR	2.0	2.5	1100	$1,350	$1.23	25d	1	1.12mi
881 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.12mi
820 Boardwalk Ave Bentonville, AR	3.0	2.0	1100	$1,450	$1.32	25d	1	1.12mi
840 Boardwalk Ave Bentonville, AR	2.0	2.5	1100	$1,465	$1.33	25d	1	1.13mi
1060 States Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.14mi
1031 Kentucky Ave Bentonville, AR	3.0	2.0	1100	$1,700	$1.55	25d	1	1.14mi
1040 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.14mi
1061 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.15mi
1050 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.15mi
1090 States Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.16mi
1061 Kentucky Ave Bentonville, AR	3.0	2.5	1250	$1,550	$1.24	25d	1	1.16mi
1091 Indiana Ave Bentonville, AR	2.0	2.0	1250	$1,718	$1.37	25d	1	1.16mi
1080 Indiana Ave Bentonville, AR	3.0	2.0	1100	$1,624	$1.48	25d	1	1.17mi
960 Ventnor Ave Centerton, AR	3.0	2.5	1250	$1,750	$1.40	25d	1	1.19mi

Listing history 2 events

1. 2026-05-18
   status Pending
2. 2026-04-30
   listed $273,800 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,763
• − Mortgage interest: −$15,337
• − Property taxes: −$4,107
• − Insurance: −$1,369
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$7,965
• Taxable loss: −$10,498
• Est. tax savings @ 24.0%: +$2,519
• After-tax cash flow: $-2,994/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: 19,701
• 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

2 events — show timeline

• 2026-05-18 Pending — NWARMLS
• 2026-04-30 Listed $273,800 NWARMLS