6705 SW Chalkstone Rd · Bentonville, AR 72713

$315,000

3 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 34 Days on market

Built 2021 7,840 sqft lot Est $304k · 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 +6.0/30.0
• ARV discount +5.9/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.4/10.0

Listing remarks MLS

New construction 3bd 2ba. Open floor plan throughout kitchen, dining, and living room. Home has craftsman cabinetry, lots of natural light, and a covered patio.

Key facts

• Open floor plan
• Large backyard
• All brick home

Tags

• ALL BRICK HOME
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• ENERGY EFFICIENT APPLIANCES
• COVERED BACK PORCH
• LARGE BACKYARD

Property features AI

Finance

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

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water available
• Home design: Single-story; Brick construction
• Construction: Brick/mortar foundation and slab; Architectural shingle roof
• Exterior features: Concrete driveway; Covered patio/porch; Partial fencing; Near park; Located in a subdivision; Public road frontage

Interior

• Kitchen: Microwave; Smooth cooktop; Self-cleaning oven
• Flooring: Carpet; Laminate (simulated wood); Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Attic; Built-in features; Granite counters; Storage; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (42.6% below list).
• Recommended offer: $181k (42.6% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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; 11 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 $34k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $200k; list at $315k implies a 57% gain — meaningful room to come down on a strong offer.

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 $180,719 (42.6% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $304,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6709 SW Whitmarsh Rd	0.11mi	3/2.0	1,485 (0%)	2mo	$305,000	$205	94
6802 SW Chalkstone Rd	0.04mi	3/2.0	1,485 (0%)	12mo	$315,000	$212	88
6202 SW Warrington Rd	0.33mi	3/2.0	1,494 (+1%)	1mo	$300,000	$201	83
4307 SW Comstock Ave	0.37mi	3/2.0	1,459 (-2%)	3mo	$270,000	$185	77
6905 SW Whitmarsh Rd	0.14mi	3/2.0	1,456 (-2%)	17mo	$312,500	$215	76
6301 Chalkstone Rd	0.24mi	3/2.0	1,585 (+7%)	5mo	$315,000	$199	73
6901 Pilgrim Rd	0.08mi	3/2.0	1,423 (-4%)	20mo	$275,000	$193	73
4204 Comstock Ave	0.43mi	3/2.0	1,468 (-1%)	8mo	$295,000	$201	71
4406 SW Lexington Ave	0.05mi	3/2.0	1,310 (-12%)	12mo	$300,000	$229	68
4304 SW Lexington Ave	0.10mi	3/2.0	1,353 (-9%)	20mo	$277,500	$205	64
6316 SW Chestnut Hill Rd	0.23mi	3/2.0	1,332 (-10%)	10mo	$299,000	$224	64
6314 SW Chestnut Hill Rd	0.23mi	3/2.0	1,353 (-9%)	18mo	$286,200	$212	60

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: 18.0%
• Equity multiple: 2.46×
• Total profit: $128,797
• Equity at exit: $283,777

10-year hold

• IRR: 16.4%
• Equity multiple: 5.54×
• Total profit: $400,673
• Equity at exit: $611,976

Cash invested: $88,200 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 690
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-598

Break-even live

Break-even rent $2,564

Max offer price $209,411

Occupancy floor —

Sensitivity live

Price	-10% $-419	-5% $-509	+0% $-598	+5% $-687	+10% $-776
Rent	-10% $-740	-5% $-669	+0% $-598	+5% $-526	+10% $-455
Rate	-1.0pp $-439	-0.5pp $-518	base $-598	+0.5pp $-679	+1.0pp $-762

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	14d	1	0.06mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	14d	1	0.06mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	21d	1	0.10mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	24d	1	0.19mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	24d	1	0.20mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	24d	1	0.25mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	24d	1	0.27mi
5806 SW Crozier Cir Bentonville, AR	1.0–2.0	1.0–2.0	945	$1,452	$1.54	14d	25	0.53mi
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	24d	1	1.11mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	24d	1	1.27mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	14d	1	1.50mi

Listing history 11 events

1. 2026-06-05
   days on market $315,000 Active 34 DOM
2. 2026-06-03
   days on market $315,000 Active 33 DOM
3. 2026-06-02
   days on market $315,000 Active 32 DOM
4. 2026-06-01
   days on market $315,000 Active 31 DOM
5. 2026-05-31
   days on market $315,000 Active 30 DOM
6. 2026-05-31
   days on market $315,000 Active 29 DOM
7. 2026-04-30
   listed $315,000 Active
8. 2024-03-23
   historical $1,750
9. 2023-11-04
   listed $1,750
10. 2021-01-30
    soldstatus $200,400 160-char remark

    Show marketing remark (160 chars)

    New construction 3bd 2ba. Open floor plan throughout kitchen, dining, and living room. Home has craftsman cabinetry, lots of natural light, and a covered patio.

11. 2021-01-30
    listed $200,440 160-char remark

    Show marketing remark (160 chars)

    New construction 3bd 2ba. Open floor plan throughout kitchen, dining, and living room. Home has craftsman cabinetry, lots of natural light, and a covered patio.

ⓘ 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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 · 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: $21,686
• − Mortgage interest: −$17,645
• − Property taxes: −$2,907
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$9,164
• Taxable loss: −$13,074
• Est. tax savings @ 24.0%: +$3,138
• After-tax cash flow: $-4,035/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

+57.2% since first listed

5 events — show timeline

• 2026-04-30 Listed $315,000 NWARMLS
• 2024-03-23 Rental Removed $1,750 NWARMLS
• 2023-11-04 Listed for Rent $1,750 NWARMLS
• 2021-01-30 Listed $200,440 NWARMLS
• 2021-01-30 Sold (MLS) $200,400 NWARMLS

Property tax history

+54.9%/yr

Latest (2025): $2,907 · +9.9% YoY. Source: county tax records.