4 Settle Ln · Bella Vista, AR 72714

$379,000

3 bd · 3.0 ba · 3,083 sqft · SingleFamily public records · 43 Days on market

Built 2003 0.33 ac lot Est $573k · 34% under $40/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0

Listing remarks

Well built custom, one owner home! Come experience all that Bella Vista has to offer with seven Golf Courses, seven Lakes, miles of Mountain Biking Trails and four Restaurants. Mountain Biking trails are close by. The home features three bedrooms, three full baths, formal dining room and eat-in kitchen, finished basement with full bath, heated workshop off basement. Large covered deck on the main level and smaller covered deck on the basement level. This home has lots of potential. Needs some work but here is your chance to add your own personal touches to this custom home. Roof is approximately five years old. Home is being sold "as-is". No Seller Property Disclosure. Seller has

Key facts

• 0.33 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Bella Vista POA with a $40 monthly association fee; Community amenities: clubhouse, fitness center, golf, playground, park, recreation area, tennis courts, pool, biking and trails/paths

Exterior

• Parking: Attached garage with garage door opener; Circular driveway; Two covered parking spaces
• Security: Smoke detectors
• Utilities: Electricity available; Public water; Septic (septic tank) available
• Home design: Two-story home; Brick and vinyl siding exterior
• Construction: Architectural shingle roof; Block foundation and crawlspace; Built with brick and vinyl siding
• Exterior features: Covered patio; Deck; Concrete driveway; Located on a cul-de-sac in a subdivision; City lot, sloped; Public paved road frontage; Community pool

Interior

• Kitchen: Eat-in kitchen; Kitchen with dishwasher and disposal
• Bedrooms: Main-level bedrooms (at least two indicated)
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Pellet stove in family room / fireplace
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Pantry; Split-bedroom layout; Storage; Tile countertops; Walk-in closets; Window treatments; Blinds; Workshop; Finished full basement with walk-out access and crawl space
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (32.5% below list).
• Recommended offer: $256k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($3k 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.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,904 (32.5% 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 43 days. Have you received any prior offers? Is the seller open to a 32% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $573,438
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Hessle Cir	0.13mi	3/3.0	2,925 (-5%)	3mo	$422,500	$144	82
53 York Ln	0.36mi	3/3.0	2,740 (-11%)	11mo	$749,900	$274	56
5 Uppingham Ln	0.74mi	3/2.5	3,254 (+6%)	4mo	$605,000	$186	51
20 Sandhurst Dr	0.73mi	3/3.0	2,898 (-6%)	18mo	$620,000	$214	41
50 Berkshire Dr	0.53mi	4/3.0 (+1)	2,647 (-14%)	23mo	$485,000	$183	27

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: -1.1%
• Equity multiple: 0.94×
• Total profit: $-5,854
• Equity at exit: $137,031

10-year hold

• IRR: 3.6%
• Equity multiple: 1.46×
• Total profit: $48,773
• Equity at exit: $188,168

Cash invested: $106,120 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,559 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$158
• HOA: −$40
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-314

Break-even live

Break-even rent $2,956

Max offer price $323,546

Occupancy floor —

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Pickering Dr Unit 1297038P Bella Vista, AR	3.0	2.0	2497	$2,040	$0.82	14d	1	0.51mi
16 Stretford Dr Bella Vista, AR	4.0	3.0	2182	$3,500	$1.60	14d	1	0.71mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 16 events

1. 2026-06-18
   days on market $379,000 Active 43 DOM
2. 2026-06-17
   days on market $379,000 Active 42 DOM
3. 2026-06-16
   days on market $379,000 Active 41 DOM
4. 2026-06-15
   days on market $379,000 Active 40 DOM
5. 2026-06-14
   pricedays on market $379,000 Active 38 DOM
6. 2026-06-10
   days on market $399,000 Active 35 DOM
7. 2026-06-09
   days on market $399,000 Active 34 DOM
8. 2026-06-08
   days on market $399,000 Active 33 DOM
9. 2026-06-07
   days on market $399,000 Active 32 DOM
10. 2026-06-05
    days on market $399,000 Active 29 DOM
11. 2026-06-03
    days on market $399,000 Active 28 DOM
12. 2026-06-02
    days on market $399,000 Active 27 DOM
13. 2026-06-01
    days on market $399,000 Active 26 DOM
14. 2026-05-31
    days on market $399,000 Active 25 DOM
15. 2026-05-31
    days on market $399,000 Active 24 DOM
16. 2026-05-06
    listed $399,000 Active

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $2,426 · $202/mo
• Expected delta: +$624/yr (+$52/mo · 34.6%)

ⓘ 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 ≥104°F today · 20 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: $30,708
• − Mortgage interest: −$21,230
• − Property taxes: −$1,801
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,457
• − Management: −$2,457
• − HOA: −$480
• − Depreciation: −$11,025
• Taxable loss: −$10,637
• Est. tax savings @ 24.0%: +$2,553
• After-tax cash flow: $-1,214/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

1 event — show timeline

• 2026-05-06 Listed $399,000 NWARMLS

Property tax history

-0.4%/yr

Latest (2025): $1,801 · -4.5% YoY. Source: county tax records.