4404 SW Comstock Ave · Bentonville, AR 72713

$307,000

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 35 Days on market

Built 2018 7,840 sqft lot Est $315k · 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 +8.7/15.0
• Cash flow +6.4/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0

Listing remarks MLS

This is the RC Ross floor plan which features 3 bedrooms, 2 bathrooms, 2 car garage, walk-in master closet, pantry, Low-E windows, and a 2-10 Home Warranty! Super open plan with main living in back of home. Great kitchen and built in covered back porch. Note: Photo is a rendering.

Key facts

• 7,840 sq ft lot
• Garage
• Built 2018

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include curbs and sidewalks

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas not available; Public water; Public sewer
• Home design: Single-story; Brick and vinyl siding exterior; Shingle architectural roof; Slab foundation
• Construction: Built with brick and vinyl siding; Architectural shingle roof; Slab foundation
• Exterior features: Covered patio; Concrete driveway; Landscaped, level lot in a subdivision; Public paved road frontage; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Smooth cooktop; Self-cleaning oven; Microwave; Disposal; ENERGY STAR qualified appliances; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central electric air conditioning
• Interior features: Attic; Built-in features; Granite counters; Storage; Window treatments; Double-pane vinyl windows with blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $307k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (40.0% below list).
• Recommended offer: $184k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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; 15 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $172k; list at $307k implies a 79% 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 $184,157 (40.0% 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 35 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $315,495
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6202 SW Warrington Rd	0.16mi	3/2.0	1,494 (-3%)	1mo	$300,000	$201	87
4307 SW Comstock Ave	0.06mi	3/2.0	1,459 (-5%)	3mo	$270,000	$185	86
6301 Chalkstone Rd	0.15mi	3/2.0	1,585 (+3%)	6mo	$315,000	$199	83
4204 Comstock Ave	0.16mi	3/2.0	1,468 (-5%)	8mo	$295,000	$201	78
6709 SW Whitmarsh Rd	0.41mi	3/2.0	1,485 (-4%)	2mo	$305,000	$205	74
6802 SW Chalkstone Rd	0.42mi	3/2.0	1,485 (-4%)	12mo	$315,000	$212	64
6316 SW Chestnut Hill Rd	0.18mi	3/2.0	1,332 (-14%)	10mo	$299,000	$224	60
6320 SW Chestnut Hill Rd	0.19mi	3/2.0	1,743 (+13%)	14mo	$325,000	$186	57
6314 SW Chestnut Hill Rd	0.18mi	3/2.0	1,353 (-12%)	18mo	$286,200	$212	57
6905 SW Whitmarsh Rd	0.49mi	3/2.0	1,456 (-5%)	17mo	$312,500	$215	54
6901 Pilgrim Rd	0.46mi	3/2.0	1,423 (-8%)	20mo	$275,000	$193	50
4406 SW Lexington Ave	0.34mi	3/2.0	1,310 (-15%)	12mo	$300,000	$229	49

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: $128,897
• Equity at exit: $276,570

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $397,253
• Equity at exit: $596,433

Cash invested: $85,960 (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: 13.9×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,610
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-526

Break-even live

Break-even rent $2,508

Max offer price $213,997

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-440	+0% $-526	+5% $-613	+10% $-700
Rent	-10% $-672	-5% $-599	+0% $-526	+5% $-454	+10% $-381
Rate	-1.0pp $-372	-0.5pp $-448	base $-526	+0.5pp $-606	+1.0pp $-687

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5806 SW Crozier Cir Bentonville, AR	1.0–2.0	1.0–2.0	945	$1,452	$1.54	16d	25	0.28mi
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	16d	1	0.29mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	0.36mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	0.40mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	0.41mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	0.49mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	0.59mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	0.61mi
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	25d	1	0.84mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.15mi
4503 SW Elderwood St Bentonville, AR	4.0	2.5	2150	$3,200	$1.49	25d	1	1.26mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.32mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	25d	1	1.38mi
4302 SW Lilly St Bentonville, AR	4.0	2.0	2101	$2,500	$1.19	16d	1	1.45mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	1.46mi

Listing history 19 events

1. 2026-06-22
   days on market $307,000 Active 35 DOM
2. 2026-06-18
   days on market $307,000 Active 32 DOM
3. 2026-06-17
   days on market $307,000 Active 31 DOM
4. 2026-06-16
   days on market $307,000 Active 30 DOM
5. 2026-06-15
   days on market $307,000 Active 29 DOM
6. 2026-06-14
   days on market $307,000 Active 27 DOM
7. 2026-06-10
   days on market $307,000 Active 24 DOM
8. 2026-06-09
   days on market $307,000 Active 23 DOM
9. 2026-06-08
   days on market $307,000 Active 22 DOM
10. 2026-06-07
    days on market $307,000 Active 21 DOM
11. 2026-06-05
    days on market $307,000 Active 18 DOM
12. 2026-06-03
    days on market $307,000 Active 17 DOM
13. 2026-06-02
    days on market $307,000 Active 16 DOM
14. 2026-06-01
    days on market $307,000 Active 15 DOM
15. 2026-05-31
    days on market $307,000 Active 14 DOM
16. 2026-05-31
    days on market $307,000 Active 13 DOM
17. 2026-05-15
    listed $307,000 Active
18. 2018-09-30
    soldstatus $171,950 281-char remark

    Show marketing remark (281 chars)

    This is the RC Ross floor plan which features 3 bedrooms, 2 bathrooms, 2 car garage, walk-in master closet, pantry, Low-E windows, and a 2-10 Home Warranty! Super open plan with main living in back of home. Great kitchen and built in covered back porch. Note: Photo is a rendering.

19. 2018-06-30
    listed $171,950 281-char remark

    Show marketing remark (281 chars)

    This is the RC Ross floor plan which features 3 bedrooms, 2 bathrooms, 2 car garage, walk-in master closet, pantry, Low-E windows, and a 2-10 Home Warranty! Super open plan with main living in back of home. Great kitchen and built in covered back porch. Note: Photo is a rendering.

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/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: $22,099
• − Mortgage interest: −$17,197
• − Property taxes: −$2,921
• − Insurance: −$1,535
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$8,931
• Taxable loss: −$12,021
• Est. tax savings @ 24.0%: +$2,885
• After-tax cash flow: $-3,433/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

+78.5% since first listed

3 events — show timeline

• 2026-05-15 Listed $307,000 NWARMLS
• 2018-09-30 Sold (MLS) $171,950 NWARMLS
• 2018-06-30 Listed $171,950 NWARMLS

Property tax history

+32.5%/yr

Latest (2025): $2,921 · +10.0% YoY. Source: county tax records.