6309 SW Chestnut Hill Rd · Bentonville, AR 72713

$325,000

4 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 138 Days on market

Built 2018 8,276 sqft lot Est $325k · at est. $10/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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Washington floor plan. Amazing 4 bed 2 bath home in Bentonville School District. Great open layout for entertaining. Why rent when you can own for less?

Key facts

• Pantry
• Eat-in kitchen
• Set-apart entryway

Tags

• SINGLE-STORY FLOOR PLAN
• SET-APART ENTRYWAY
• OPEN KITCHEN AND LIVING ROOM
• EAT-IN KITCHEN
• PANTRY
• DIRECT ACCESS TO BACKYARD

Property features AI

Finance

• Other: Near fire station; Near schools
• HOA & community: Annual association fee of $125 (includes grounds and structure maintenance)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Electricity available; Public water; Public sewer; Phone service available; Natural gas not available
• Home design: Single-story; Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Public road frontage; Paved road access; Subdivision lot; Level lot
• Construction: Built with brick and vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Concrete driveway; Patio; Back yard fencing; Privacy wood fence

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Garbage disposal; Refrigerator
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Split-bedroom floor plan
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-600 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (41.0% below list).
• Recommended offer: $192k (41.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $173k; list at $325k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,811 (41.0% 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. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $325,240
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6320 SW Chestnut Hill Rd	0.06mi	3/2.0 (-1)	1,743 (+1%)	14mo	$325,000	$186	79
6301 Chalkstone Rd	0.05mi	3/2.0 (-1)	1,585 (-8%)	5mo	$315,000	$199	74
4404 SW Gallatine Ave	0.07mi	3/2.0 (-1)	1,864 (+8%)	6mo	$320,000	$172	74
6202 SW Warrington Rd	0.10mi	3/2.0 (-1)	1,494 (-14%)	1mo	$300,000	$201	67
4301 SW Gallatine Ave	0.12mi	3/2.0 (-1)	1,864 (+8%)	16mo	$350,000	$188	64
6709 SW Whitmarsh Rd	0.27mi	3/2.0 (-1)	1,485 (-14%)	2mo	$305,000	$205	58
6802 SW Chalkstone Rd	0.30mi	3/2.0 (-1)	1,485 (-14%)	12mo	$315,000	$212	47
6800 Chalkstone Rd	0.29mi	4/2.0	1,946 (+12%)	23mo	$355,000	$182	47
7108 SW Chestnut Hill Rd	0.30mi	4/2.0	1,470 (-15%)	24mo	$262,510	$179	41

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: $133,854
• Equity at exit: $292,786

10-year hold

• IRR: 16.5%
• Equity multiple: 5.56×
• Total profit: $415,170
• Equity at exit: $631,404

Cash invested: $91,000 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$265 /mo · $3,182/yr
• Insurance: −$135
• HOA: −$10
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-600

Break-even live

Break-even rent $2,677

Max offer price $219,078

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-508	+0% $-600	+5% $-692	+10% $-784
Rent	-10% $-751	-5% $-675	+0% $-600	+5% $-524	+10% $-448
Rate	-1.0pp $-436	-0.5pp $-517	base $-600	+0.5pp $-684	+1.0pp $-769

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	15d	1	0.16mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	22d	1	0.23mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	24d	1	0.27mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	15d	1	0.28mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	24d	1	0.36mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	24d	1	0.45mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	24d	1	0.47mi
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	24d	1	0.93mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	14d	1	1.29mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	24d	1	1.35mi
4503 SW Elderwood St Bentonville, AR	4.0	2.5	2150	$3,200	$1.49	24d	1	1.37mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	15d	1	1.41mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 5 events

1. 2026-05-17
   status Pending
2. 2026-03-27
   price $325,000
3. 2025-12-29
   listed $340,000 Active
4. 2018-03-02
   soldstatus $173,350 152-char remark

   Show marketing remark (152 chars)

   Washington floor plan. Amazing 4 bed 2 bath home in Bentonville School District. Great open layout for entertaining. Why rent when you can own for less?

5. 2017-09-10
   listed $170,455 152-char remark

   Show marketing remark (152 chars)

   Washington floor plan. Amazing 4 bed 2 bath home in Bentonville School District. Great open layout for entertaining. Why rent when you can own for less?

ⓘ 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: $3,182 · $265/mo
• Projected year-2 tax: $3,182 · $265/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 21 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: $23,017
• − Mortgage interest: −$18,205
• − Property taxes: −$3,182
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$120
• − Depreciation: −$9,455
• Taxable loss: −$13,252
• Est. tax savings @ 24.0%: +$3,180
• After-tax cash flow: $-4,015/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

+90.7% since first listed

5 events — show timeline

• 2026-05-17 Pending — NWARMLS
• 2026-03-27 Price Changed $325,000 NWARMLS
• 2025-12-29 Listed $340,000 NWARMLS
• 2018-03-02 Sold (MLS) $173,350 NWARMLS
• 2017-09-10 Listed $170,455 NWARMLS

Property tax history

+34.1%/yr

Latest (2025): $3,182 · +9.9% YoY. Source: county tax records.