9 Banbury Cir · Bella Vista, AR 72714

$349,500

3 bd · 2.0 ba · 1,707 sqft · SingleFamily public records · 61 Days on market

Built 2006 0.32 ac lot Est $350k · at est. $40/mo HOA · 1% of rent

---

Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +7.6/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOCATION. CONVENIENCE. REFRESHED-to include full kitchen stainless steel appliances (new) w/ washer & dryer. LARGE-SPACES-ROOMS. Great room offers gas log fireplace & open concept to kitchen & dine area. Kitchen included breakfast bar, pantry & ample counter space + cabinets. SPLIT bedroom floor plan. Covered deck overlooks private, wooded view. REAR yard offers a split chain link wire fence area (s). BENTONVILLE SCHOOL DISTRICT + close convenient location to BV amenities & quick access to interstate.

Key facts

• Permanent privacy
• Private backyard
• In-ground fire pit

Tags

• PRIVATE BACKYARD
• FRESH UPDATES
• STONE-PAVER PATIO
• IN-GROUND FIRE PIT
• PERMANENT PRIVACY

Property features AI

Finance

• HOA & community: Monthly association fee ($40) covering association management; Community amenities: clubhouse, fitness center, playground, park, recreation area, tennis courts, pool, biking and trails/paths

Exterior

• Parking: Attached garage with automatic opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Septic (septic tank available); Electricity available; Propane available; Cable available
• Home design: Single-story home; Brick and vinyl siding exterior; Architectural shingle roof; Entry on main level; Has view
• Construction: Built with brick and vinyl siding; Block foundation and crawlspace
• Exterior features: Concrete driveway; Covered patio/porch; Deck; Front yard fencing (split rail); Community pool; Views; Landscaped, level and cleared lot in a subdivision; Cul-de-sac location; City lot with public paved road frontage (shared)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Microwave hood fan; Garbage disposal; Plumbed for ice maker
• Bedrooms: Bedroom(s) on Main level
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat pump; Cooling via electric heat pump
• Interior features: Attic; Ceiling fans; Cathedral ceilings; Eat-in kitchen; Pantry; Split bedroom layout; Storage; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (13.3% below list).
• Recommended offer: $303k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Bella Vista — 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 67/100 on livability (#111 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, health & safety 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: 475 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent runs 35% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $175k; list at $350k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $302,896 (13.3% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $349,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Burford Ln	0.22mi	3/2.0	1,707 (0%)	9mo	$350,000	$205	82
13 Banbury Cir	0.02mi	3/2.5	1,937 (+14%)	9mo	$445,500	$230	67
14 Camelford Ln	0.44mi	3/2.5	1,775 (+4%)	8mo	$419,900	$237	65
30 Lyndhurst Dr	0.54mi	3/2.0	1,875 (+10%)	2mo	$474,900	$253	57
6 Iffley Ln	0.23mi	3/2.0	1,451 (-15%)	9mo	$370,000	$255	56
43 Tewkesbury Circle Dr	0.45mi	3/2.0	1,513 (-11%)	5mo	$300,000	$198	56
28 Elizabeth Dr	0.74mi	3/2.0	1,812 (+6%)	1mo	$320,000	$177	54
12 Lyndhurst Dr	0.67mi	3/2.0	1,853 (+9%)	0mo	$428,000	$231	54
6 Condry Ln	0.50mi	3/3.0	1,882 (+10%)	4mo	$312,000	$166	52
8 Boscastle Ln	0.53mi	3/2.0	1,935 (+13%)	3mo	$374,000	$193	50
22 Lavendon Circle Dr	0.59mi	2/2.0 (-1)	1,508 (-12%)	1mo	$265,000	$176	47
1 Newent Ln	0.62mi	2/2.0 (-1)	1,917 (+12%)	5mo	$360,000	$188	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.30×
• Total profit: $29,349
• Equity at exit: $126,365

10-year hold

• IRR: 9.7%
• Equity multiple: 2.23×
• Total profit: $119,976
• Equity at exit: $173,521

Cash invested: $97,860 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,029 high
• Mortgage (P&I): −$1,833
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$146
• HOA: −$40
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $256

Break-even live

Break-even rent $2,705

Max offer price $349,500

Occupancy floor 87%

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: $87,375
• Closing costs: $10,485
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Baywater Ln Unit 1221842P Bella Vista, AR	3.0	2.0	1915	$5,167	$2.70	21d	1	0.39mi
4 Kemble Cir Bella Vista, AR	3.0	2.0	1376	$1,850	$1.34	23d	1	0.72mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	21d	1	1.18mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,900	$1.11	21d	1	1.20mi
2 William Ln Bella Vista, AR	3.0	2.0	1712	$1,850	$1.08	14d	1	1.20mi
9 August Ln Unit 1363327P Bella Vista, AR	2.0	1.5	1173	$3,153	$2.69	14d	1	1.21mi
6 Connie Ln Bella Vista, AR	3.0	2.0	1440	$2,250	$1.56	23d	1	1.37mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-18
   days on market $349,500 Active 61 DOM
2. 2026-06-17
   days on market $349,500 Active 60 DOM
3. 2026-06-16
   days on market $349,500 Active 59 DOM
4. 2026-06-15
   days on market $349,500 Active 58 DOM
5. 2026-06-14
   days on market $349,500 Active 56 DOM
6. 2026-06-10
   days on market $349,500 Active 53 DOM
7. 2026-06-09
   days on market $349,500 Active 52 DOM
8. 2026-06-08
   days on market $349,500 Active 51 DOM
9. 2026-06-07
   days on market $349,500 Active 50 DOM
10. 2026-06-05
    days on market $349,500 Active 47 DOM
11. 2026-06-03
    status $349,500 Active 46 DOM
12. 2026-05-31
    statusdays on market $349,500 Pending 46 DOM
13. 2026-05-08
    status Active
14. 2026-05-03
    status Pending
15. 2026-04-27
    price $349,500
16. 2026-04-15
    price $353,800
17. 2026-04-09
    listed $358,800 Active
18. 2017-11-02
    soldstatus $175,000
19. 2017-10-31
    soldstatus $175,000 536-char remark

    Show marketing remark (536 chars)

    LOCATION. CONVENIENCE. REFRESHED-to include full kitchen stainless steel appliances (new) w/ washer & dryer. LARGE-SPACES-ROOMS. Great room offers gas log fireplace & open concept to kitchen & dine area. Kitchen included breakfast bar, pantry & ample counter space + cabinets. SPLIT bedroom floor plan. Covered deck overlooks private, wooded view. REAR yard offers a split chain link wire fence area (s). BENTONVILLE SCHOOL DISTRICT + close convenient location to BV amenities & quick access to interstate.

20. 2017-09-05
    listed $179,900 536-char remark

    Show marketing remark (536 chars)

    LOCATION. CONVENIENCE. REFRESHED-to include full kitchen stainless steel appliances (new) w/ washer & dryer. LARGE-SPACES-ROOMS. Great room offers gas log fireplace & open concept to kitchen & dine area. Kitchen included breakfast bar, pantry & ample counter space + cabinets. SPLIT bedroom floor plan. Covered deck overlooks private, wooded view. REAR yard offers a split chain link wire fence area (s). BENTONVILLE SCHOOL DISTRICT + close convenient location to BV amenities & quick access to interstate.

21. 2015-06-26
    soldstatus $112,500 355-char remark

    Show marketing remark (355 chars)

    WOW! WHAT A GREAT FLOORPLAN; EASY AND OPEN, WINDOWS WITH LOTS OF LIGHT, AND SEMI-SECLUDED BUT CLOSE TO TOWN! THIS IS THE PLACE TO CALL HOME! THIS FORECLOSURE IS SOLD AS IS, WHERE IS, WITH NO WARRANTIES, OR REPRESENTATIONS OF ACTUALITY. CORP. ADDS. ,REQUIRED FOR PURCHASE. THIS HOME WILL NEED FLOORING THROUGHOUT ABOUT 70% INSIDE, COULD USE NEW PAINT, ETC.

22. 2015-06-04
    listed $107,500 355-char remark

    Show marketing remark (355 chars)

    WOW! WHAT A GREAT FLOORPLAN; EASY AND OPEN, WINDOWS WITH LOTS OF LIGHT, AND SEMI-SECLUDED BUT CLOSE TO TOWN! THIS IS THE PLACE TO CALL HOME! THIS FORECLOSURE IS SOLD AS IS, WHERE IS, WITH NO WARRANTIES, OR REPRESENTATIONS OF ACTUALITY. CORP. ADDS. ,REQUIRED FOR PURCHASE. THIS HOME WILL NEED FLOORING THROUGHOUT ABOUT 70% INSIDE, COULD USE NEW PAINT, ETC.

23. 2005-12-14
    soldstatus $54,000

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $2,237 · $186/mo
• Expected delta: +$817/yr (+$68/mo · 57.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $36,348
• − Mortgage interest: −$19,577
• − Property taxes: −$1,420
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − HOA: −$480
• − Depreciation: −$10,167
• Taxable loss: −$2,860
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $3,760/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 — Bella Vista

• Score: 67/100
• State rank: #111
• US rank: #11129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bella Vista, AR
• County: Benton County · 259,241 people
• City population: 31,638
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 1.38%
• Current HPI: 307.5796
• Rent YoY: —
• 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

+547.2% since first listed

11 events — show timeline

• 2026-05-08 Relisted — NWARMLS
• 2026-05-03 Pending — NWARMLS
• 2026-04-27 Price Changed $349,500 NWARMLS
• 2026-04-15 Price Changed $353,800 NWARMLS
• 2026-04-09 Listed $358,800 NWARMLS
• 2017-11-02 Sold (Public Records) $175,000 Public Records
• 2017-10-31 Sold (MLS) $175,000 NWARMLS
• 2017-09-05 Listed $179,900 NWARMLS
• 2015-06-26 Sold (MLS) $112,500 NWARMLS
• 2015-06-04 Listed $107,500 NWARMLS
• 2005-12-14 Sold (Public Records) $54,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,420 · -5.8% YoY. Source: county tax records.