320 S Border · Benton, AR 72015

$95,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 6 Days on market

Built 1944 0.56 ac lot $106/sqft · 15% below area Est $111k · 15% under ↓ 5% since listing

---

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 +24.0/30.0
• ARV discount +14.1/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled Home within walking distance to schools. Features two bedrooms one bath, Vinyl Plank floors, new cabinets, rolling island in the kitchen and a big covered front porch sitting on a half acre lot.

Key facts

• Room to build
• Remodeled
• New roof

Tags

• REMODELED
• NEW ROOF
• ROOM TO BUILD

Property features AI

Finance

• Financial info: Cash or in-house financing available

Exterior

• Utilities: Public sewer; Public water; Co-op electric; Natural gas
• Home design: Single-family property; Approx. 896 square feet; Sits on about 0.56 acre
• Construction: Metal/vinyl siding; Architectural shingle roof; Crawl space foundation; Built with conventional construction
• Exterior features: Front porch; Paved road access; Not in a subdivision; Inside city limits

Interior

• Kitchen: Free-standing stove; Gas range; Dishwasher; Pantry
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Washer connection; Electric dryer connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $94k (1.1% below list).
• Recommended offer: $94k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 4.5% in Benton — 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 66/100 on livability (#119 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Benton School District (suburban): math 51% / reading 43% proficiency, ranked #25 of 238 in AR (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 195 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Saline County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,916 (1.1% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $111,346
• List price: $95,000
• Delta: -14.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 S Border	0.00mi	2/1.0	896 (0%)	0mo	$95,000	$106	100
152 Border Cir	0.38mi	2/1.0	884 (-1%)	2mo	$145,000	$164	78
205 S Third St	0.36mi	2/1.0	858 (-4%)	6mo	$50,500	$59	71
707 Schley St	0.27mi	2/2.0	968 (+8%)	1mo	$169,900	$176	69
308 S Third St	0.32mi	2/2.0	852 (-5%)	6mo	$138,500	$163	68
419 Pearson St	0.57mi	2/2.0	884 (-1%)	1mo	$127,600	$144	66
821 Tulane St	0.29mi	3/1.0 (+1)	1,000 (+12%)	4mo	$142,000	$142	59
412 E South St	0.48mi	2/1.0	960 (+7%)	10mo	$155,000	$161	58
820 Adrian St	0.71mi	2/1.0	850 (-5%)	2mo	$115,000	$135	56
1007 Montclair St	0.40mi	3/1.0 (+1)	1,026 (+14%)	6mo	$130,000	$127	47
720 Oakwood Dr	0.75mi	2/1.0	768 (-14%)	6mo	$118,000	$154	36
817 Dalewood	0.73mi	3/1.0 (+1)	1,025 (+14%)	6mo	$145,000	$141	32

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-5,719
• Equity at exit: $14,165

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $1,824
• Equity at exit: $8,214

Cash invested: $26,600 (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 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 195
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$498
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $186

Break-even live

Break-even rent $704

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 S Border St Unit G Benton, AR	2.0	1.0	750	$795	$1.06	43d	1	0.04mi
301 S Border St Unit H Benton, AR	2.0	1.0	750	$795	$1.06	23d	1	0.06mi
301 S Border St Unit H Benton, AR	2.0	1.0	750	$795	$1.06	43d	1	0.06mi
303 S Border St Unit G Benton, AR	2.0	1.0	750	$795	$1.06	43d	1	0.06mi
1303 Gray St Benton, AR	2.0	1.5	1050	$1,200	$1.14	14d	1	0.34mi
40 Hiland Pl Unit B Benton, AR	2.0	1.0	780	$923	$1.18	23d	1	0.66mi
724 S Main Benton, AR	2.0	1.0	868	$1,195	$1.38	43d	1	0.73mi
624 Denton Benton, AR	2.0	1.0	1092	$1,200	$1.10	43d	1	0.74mi
715 Oakwood Benton, AR	1.0	1.0	650	$900	$1.38	43d	1	0.79mi
1500 Glory Cv Benton, AR	3.0	2.0	1124	$1,200	$1.07	14d	1	1.29mi
907 Denver Benton, AR	3.0	1.0	980	$1,200	$1.22	23d	1	1.44mi

Listing history 6 events

1. 2026-05-14
   listed $95,000 New Listing 289-char remark
2. 2022-03-31
   soldstatus $101,000
3. 2022-03-21
   status Under Contract 204-char remark

   Show marketing remark (204 chars)

   Remodeled Home within walking distance to schools. Features two bedrooms one bath, Vinyl Plank floors, new cabinets, rolling island in the kitchen and a big covered front porch sitting on a half acre lot.

4. 2022-03-21
   soldstatus $101,000 Sold 204-char remark

   Show marketing remark (204 chars)

   Remodeled Home within walking distance to schools. Features two bedrooms one bath, Vinyl Plank floors, new cabinets, rolling island in the kitchen and a big covered front porch sitting on a half acre lot.

5. 2022-02-24
   historical Take Backups 204-char remark

   Show marketing remark (204 chars)

   Remodeled Home within walking distance to schools. Features two bedrooms one bath, Vinyl Plank floors, new cabinets, rolling island in the kitchen and a big covered front porch sitting on a half acre lot.

6. 2022-02-14
   listed $99,900 New Listing 204-char remark

   Show marketing remark (204 chars)

   Remodeled Home within walking distance to schools. Features two bedrooms one bath, Vinyl Plank floors, new cabinets, rolling island in the kitchen and a big covered front porch sitting on a half acre lot.

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$385/yr (+$32/mo · 172.8%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $11,270
• − Mortgage interest: −$5,321
• − Property taxes: −$223
• − Insurance: −$475
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,764
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,063/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: Benton School District
• NCES district ID: 0502960
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $51,870
• Composite: 40.52/100
• National rank: #3707
• State rank: #25 of 238 in AR

Livability — Benton

• Score: 66/100
• State rank: #119
• US rank: #11460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, AR
• County: Saline County · 77,216 people
• City population: 58,767
• Metro: Little Rock-North Little Rock-Conway, AR
• Population (ZIP): 28,712
• Household income: $66,107
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 439.0

Population outlook (Saline County) Hauer SSP2

• Today (2025): 140,141 people
• By 2030: 151,233 · +7.9%
• By 2040: 173,100 · +23.5%
• By 2050: 194,368 · +38.7%
• By 2075: 245,295 · +75.0%
• By 2100: 279,117 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3% Vietnamese 0%

Political lean MEDSL · Saline

• 2024 margin: Solid R (+40.1) · D 28.8% · R 69.0% · Other 2.2%
• 2008→2024 swing: +0.8pp no change · 2008: -41.0pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+41.2 2016: R+43.5 2012: R+42.7 2008: R+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.11%
• Current HPI: 234.4644
• Rent YoY: ▲ 0.73%
• Metro: Little Rock-North Little Rock-Conway, 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

-4.9% since first listed

9 events — show timeline

• 2026-06-09 Listing Removed — CARMLS
• 2026-06-08 Sold (MLS) $95,000 CARMLS
• 2026-05-20 Pending — CARMLS
• 2026-05-14 Listed $95,000 CARMLS
• 2022-03-31 Sold (Public Records) $101,000 Public Records
• 2022-03-21 Pending — CARMLS
• 2022-03-21 Sold (MLS) $101,000 CARMLS
• 2022-02-24 Contingent — CARMLS
• 2022-02-14 Listed $99,900 CARMLS

Property tax history

-6.9%/yr

Latest (2025): $223 · -31.0% YoY. Source: county tax records.