3 Ashton Cir · Bella Vista, AR 72715

$320,000

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 12 Days on market

Built 2005 0.32 ac lot Est $332k · at est. $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).

• Cash flow +12.7/30.0
• ARV discount +9.2/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Major remodel within the last couple years on this stylish Bella Vista home. Beautiful kitchen cabinetry with eating bar and built in dining hutch. Updated contemporary flooring throughout. Inviting vaulted ceilings in the large gathering area with open living concept. Bathrooms have been fully updated as well. Large master has two closets, one which is a large walk-in. Other major updates include the roof, gutters, windows, A/C and water heater. Fully fenced HUGE backyard with deck and playset. A great extension of the home is the mostly enclosed patio room just off the master and family room, adding great entertaining space. Need a little more room outside the garage? There is a small shed too! Don't let this one pass you by! Save the work and enjoy your new home!

Key facts

• Renovated bathrooms
• Updated flooring
• Spacious sunroom

Tags

• UPDATED FLOORING
• MODERN KITCHEN FINISHES
• RENOVATED BATHROOMS
• UPDATED LIGHTING
• SPACIOUS SUNROOM
• FLAT YARD

Property features AI

Finance

• HOA & community: Monthly association dues ($40/month); Community offers biking, lake access, parks and trails, and proximity to schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Septic system; Electricity available; Cable available
• Home design: Single-story home; Resale (less than 25 years old); Crawlspace foundation; Architectural shingle roof; Brick and wood siding construction
• Construction: Built with brick and wood siding; Architectural shingle roof; Crawlspace foundation
• Exterior features: Concrete driveway; Deck; Patio; Storage structure; Privacy wood fencing; Located near a park; Secluded setting; Landscaped, level and cleared lot; Located in a subdivision; Shared road frontage; Lake Avalon nearby

Interior

• Kitchen: Built-in range; Built-in oven; Granite counters
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Attic; Eat-in kitchen; Granite counters; Split bedrooms; 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 $320k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (22.4% below list).
• Recommended offer: $248k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 827 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 36% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $264k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $248,206 (22.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $332,454
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Ashton Cir	0.09mi	3/2.0	1,689 (+2%)	4mo	$289,000	$171	88
12 Aycock Ln	0.29mi	3/2.0	1,765 (+7%)	1mo	$395,000	$224	75
32 Quantock Hills Dr	0.19mi	3/2.0	1,496 (-10%)	1mo	$312,000	$209	74
25 Hartlepool Dr	0.54mi	3/2.0	1,640 (-1%)	1mo	$329,000	$201	73
15 Oakham Cir	0.31mi	2/2.0 (-1)	1,558 (-6%)	6mo	$290,000	$186	66
8 Melling Ln	0.35mi	3/2.0	1,497 (-10%)	3mo	$295,000	$197	65
7 Bradford Dr	0.26mi	2/2.0 (-1)	1,500 (-9%)	4mo	$300,000	$200	64
16 Dunvegan Ln	0.66mi	3/2.5	1,726 (+4%)	3mo	$385,000	$223	57
8 Brentwood Dr	0.73mi	3/2.0	1,736 (+5%)	0mo	$390,000	$225	57
61 Walney Dr	0.48mi	3/2.0	1,418 (-14%)	1mo	$285,000	$201	53
40 Lonsdale Dr	0.59mi	2/2.0 (-1)	1,824 (+10%)	4mo	$250,000	$137	47
19 Cullen Hills Dr	0.54mi	2/2.0 (-1)	1,900 (+15%)	4mo	$469,900	$247	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-54,249
• Equity at exit: $47,713

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-50,585
• Equity at exit: $27,668

Cash invested: $89,600 (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 72715

• Home prices YoY: -6.6%
• Active inventory: 827
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$133
• HOA: −$40
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-36

Break-even live

Break-even rent $2,528

Max offer price $313,619

Occupancy floor 96%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Tilbury Ln Bella Vista, AR	3.0	2.5	1742	$1,850	$1.06	13d	1	0.61mi
9 Purfleet Dr Unit 1366492P Bella Vista, AR	3.0	2.0	1625	$3,392	$2.09	13d	1	0.64mi
26 Purfleet Dr Bella Vista, AR	3.0	2.0	1276	$1,575	$1.23	14d	1	0.66mi
9 Hartlepool Dr Bella Vista, AR	3.0	2.0	1264	$1,500	$1.19	43d	1	0.71mi
6 Erith Ln Unit 1512836P Bella Vista, AR	4.0	2.0	2077	$5,027	$2.42	13d	1	0.77mi
2 Fryer Ln Bella Vista, AR	2.0	2.0	1567	$2,200	$1.40	21d	1	0.95mi
1 Scotsdale Pl Unit 1257580P Bella Vista, AR	3.0	2.0	2066	$2,793	$1.35	21d	1	0.98mi
79 Sherlock Dr Bella Vista, AR	3.0	2.0	2082	$1,875	$0.90	23d	1	1.16mi
13 Yarmouth Dr Bella Vista, AR	2.0	2.0	1237	$2,100	$1.70	13d	1	1.17mi

HOA detail

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

Listing history 18 events

1. 2026-06-08
   status $320,000 Pending 12 DOM
2. 2026-06-07
   days on market $320,000 Active 12 DOM
3. 2026-06-05
   days on market $320,000 Active 9 DOM
4. 2026-06-03
   days on market $320,000 Active 8 DOM
5. 2026-06-02
   days on market $320,000 Active 7 DOM
6. 2026-06-01
   days on market $320,000 Active 6 DOM
7. 2026-05-31
   days on market $320,000 Active 5 DOM
8. 2026-05-31
   days on market $320,000 Active 4 DOM
9. 2026-05-24
   listed $320,000 Active
10. 2026-05-06
    listed $2,200
11. 2021-05-11
    soldstatus $264,000
12. 2021-05-07
    soldstatus $264,000 776-char remark

    Show marketing remark (776 chars)

    Major remodel within the last couple years on this stylish Bella Vista home. Beautiful kitchen cabinetry with eating bar and built in dining hutch. Updated contemporary flooring throughout. Inviting vaulted ceilings in the large gathering area with open living concept. Bathrooms have been fully updated as well. Large master has two closets, one which is a large walk-in. Other major updates include the roof, gutters, windows, A/C and water heater. Fully fenced HUGE backyard with deck and playset. A great extension of the home is the mostly enclosed patio room just off the master and family room, adding great entertaining space. Need a little more room outside the garage? There is a small shed too! Don't let this one pass you by! Save the work and enjoy your new home!

13. 2021-02-02
    listed $269,000 776-char remark

    Show marketing remark (776 chars)

    Major remodel within the last couple years on this stylish Bella Vista home. Beautiful kitchen cabinetry with eating bar and built in dining hutch. Updated contemporary flooring throughout. Inviting vaulted ceilings in the large gathering area with open living concept. Bathrooms have been fully updated as well. Large master has two closets, one which is a large walk-in. Other major updates include the roof, gutters, windows, A/C and water heater. Fully fenced HUGE backyard with deck and playset. A great extension of the home is the mostly enclosed patio room just off the master and family room, adding great entertaining space. Need a little more room outside the garage? There is a small shed too! Don't let this one pass you by! Save the work and enjoy your new home!

14. 2020-11-12
    soldstatus $225,000
15. 2020-11-10
    soldstatus $225,000 449-char remark

    Show marketing remark (449 chars)

    One of a kind Bella Vista home, fully remodeled. New floors throughout, new windows, new water heater, new gutters, new roof, new beams with half vaulted ceilings, new kitchen with new appliances, new quartz counter tops, newly remodeled bathrooms, new light fixtures throughout. A/C replaced in 2017. This remodeled home is a rare find. Includes beautiful, spacious sunroom. Near trails and lake Avalon. Quiet neighborhood. This home is a must see!

16. 2020-10-21
    listed $225,000 449-char remark

    Show marketing remark (449 chars)

    One of a kind Bella Vista home, fully remodeled. New floors throughout, new windows, new water heater, new gutters, new roof, new beams with half vaulted ceilings, new kitchen with new appliances, new quartz counter tops, newly remodeled bathrooms, new light fixtures throughout. A/C replaced in 2017. This remodeled home is a rare find. Includes beautiful, spacious sunroom. Near trails and lake Avalon. Quiet neighborhood. This home is a must see!

17. 2009-07-28
    soldstatus $125,000
18. 2005-06-03
    soldstatus $140,000

ⓘ 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: $1,746 · $146/mo
• Projected year-2 tax: $2,048 · $171/mo
• Expected delta: +$302/yr (+$25/mo · 17.3%)

ⓘ 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 · 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: $29,785
• − Mortgage interest: −$17,925
• − Property taxes: −$1,746
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − HOA: −$480
• − Depreciation: −$9,309
• Taxable loss: −$6,041
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $1,016/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: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 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): 17,288
• Household income: $82,447
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 107.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Slovak 4% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% 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: ▼ -21.53%
• Current HPI: 304.946
• 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

+128.6% since first listed

10 events — show timeline

• 2026-05-24 Listed $320,000 NWARMLS
• 2026-05-06 Listed for Rent $2,200 NWARMLS
• 2021-05-11 Sold (Public Records) $264,000 Public Records
• 2021-05-07 Sold (MLS) $264,000 NWARMLS
• 2021-02-02 Listed $269,000 NWARMLS
• 2020-11-12 Sold (Public Records) $225,000 Public Records
• 2020-11-10 Sold (MLS) $225,000 NWARMLS
• 2020-10-21 Listed $225,000 NWARMLS
• 2009-07-28 Sold (Public Records) $125,000 Public Records
• 2005-06-03 Sold (Public Records) $140,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,746 · +1.3% YoY. Source: county tax records.