6100 High Meadow Blvd · Bentonville, AR 72713

$315,000

4 bd · 2.0 ba · 1,571 sqft · SingleFamily public records · 82 Days on market

Built 2006 0.25 ac lot Est $338k · 7% under

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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 +10.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Check out this beautiful 4 bedroom home with large backyard. Bentonville schools. Features include open floor plan, split floor plan, wood burning fireplace, refrigerator, very well manicured yard and wood privacy fence. ,Recent updates include new carpet, flooring, and paint!!

Key facts

• Double vanity
• Tray ceiling
• Warming fireplace

Tags

• WARMING FIREPLACE
• TRAY CEILING
• CROWN MOLDING
• CLASSIC SHAKER CABINETS
• DOUBLE VANITY
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Recycling collection
• Home design: Single-story; Brick and vinyl siding exterior; Shingle architectural roof; Slab foundation
• Construction: Brick construction; Vinyl siding; Architectural shingle roof; Slab foundation; Built with attached garage
• Exterior features: Concrete driveway; Deck; Back yard fencing; Corner lot; Public road frontage; Central business district location

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Plumbed for ice maker
• Bedrooms: Split bedroom layout
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Eat-in kitchen; 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 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (38.9% below list).
• Recommended offer: $192k (38.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $34k of equity ($2k loan paydown + $32k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $125k; list at $315k implies a 152% 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 $192,495 (38.9% 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 82 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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: 0.61% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $337,765
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6403 SW Meadow Well Ave	0.19mi	4/2.0	1,500 (-4%)	2mo	$304,000	$203	82
6701 SW High Meadow Blvd	0.32mi	3/2.0 (-1)	1,598 (+2%)	1mo	$351,900	$220	77
6405 SW Meadow Well Ave	0.20mi	3/2.0 (-1)	1,438 (-8%)	2mo	$284,500	$198	70
6606 SW High Meadow Ave	0.31mi	3/2.0 (-1)	1,674 (+7%)	2mo	$359,900	$215	68
6703 SW Basswood Ave	0.36mi	3/2.0 (-1)	1,663 (+6%)	2mo	$357,900	$215	66
6704 SW Basswood Ave	0.35mi	3/2.0 (-1)	1,674 (+7%)	2mo	$359,900	$215	66
6406 SW Meadow Well Ave	0.20mi	3/2.0 (-1)	1,438 (-8%)	9mo	$287,000	$200	64
6806 SW Basswood Ave	0.40mi	3/2.0 (-1)	1,750 (+11%)	1mo	$379,900	$217	57
6909 SW Orange Ave	0.47mi	3/2.0 (-1)	1,750 (+11%)	0mo	$379,900	$217	54
6911 SW Orange Ave	0.48mi	3/2.0 (-1)	1,757 (+12%)	3mo	$365,000	$208	50
6901 SW Orange Ave	0.42mi	3/2.0 (-1)	1,756 (+12%)	7mo	$383,200	$218	50
6909 SW High Meadow Blvd	0.47mi	3/2.0 (-1)	1,750 (+11%)	7mo	$390,000	$223	48

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: 19.9%
• Equity multiple: 2.60×
• Total profit: $141,444
• Equity at exit: $283,777

10-year hold

• IRR: 17.8%
• Equity multiple: 5.84×
• Total profit: $427,000
• Equity at exit: $611,976

Cash invested: $88,200 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-393

Break-even live

Break-even rent $2,423

Max offer price $245,509

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-304	+0% $-393	+5% $-483	+10% $-572
Rent	-10% $-545	-5% $-469	+0% $-393	+5% $-317	+10% $-241
Rate	-1.0pp $-235	-0.5pp $-313	base $-393	+0.5pp $-475	+1.0pp $-558

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	25d	1	0.21mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	1.05mi
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	16d	1	1.08mi
7806 SW Aviator Ave Bentonville, AR	1.0–3.0	1.0–2.0	1009	$1,550	$1.54	16d	19	1.11mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	1.12mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	1.14mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	1.16mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.18mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	1.20mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	1.25mi
5809 SW Macasin Ave Bentonville, AR	4.0	2.0	1745	$2,100	$1.20	25d	1	1.48mi

Listing history 19 events

1. 2026-06-22
   pricedays on market $315,000 Active 82 DOM
2. 2026-06-18
   days on market $320,000 Active 79 DOM
3. 2026-06-17
   days on market $320,000 Active 78 DOM
4. 2026-06-15
   days on market $320,000 Active 76 DOM
5. 2026-06-14
   days on market $320,000 Active 74 DOM
6. 2026-06-10
   days on market $320,000 Active 71 DOM
7. 2026-06-09
   days on market $320,000 Active 70 DOM
8. 2026-06-08
   days on market $320,000 Active 69 DOM
9. 2026-06-07
   days on market $320,000 Active 68 DOM
10. 2026-06-05
    days on market $320,000 Active 65 DOM
11. 2026-06-03
    days on market $320,000 Active 64 DOM
12. 2026-06-02
    days on market $320,000 Active 63 DOM
13. 2026-06-01
    days on market $320,000 Active 62 DOM
14. 2026-05-31
    days on market $320,000 Active 61 DOM
15. 2026-05-31
    days on market $320,000 Active 60 DOM
16. 2026-03-31
    listed $320,000 Active
17. 2014-07-17
    soldstatus $124,999
18. 2014-07-15
    soldstatus $124,749 278-char remark

    Show marketing remark (278 chars)

    Check out this beautiful 4 bedroom home with large backyard. Bentonville schools. Features include open floor plan, split floor plan, wood burning fireplace, refrigerator, very well manicured yard and wood privacy fence. ,Recent updates include new carpet, flooring, and paint!!

19. 2014-04-04
    listed $124,999 278-char remark

    Show marketing remark (278 chars)

    Check out this beautiful 4 bedroom home with large backyard. Bentonville schools. Features include open floor plan, split floor plan, wood burning fireplace, refrigerator, very well manicured yard and wood privacy fence. ,Recent updates include new carpet, flooring, and paint!!

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$445/yr (+$37/mo · 28.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $23,099
• − Mortgage interest: −$17,645
• − Property taxes: −$1,571
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$9,164
• Taxable loss: −$10,551
• Est. tax savings @ 24.0%: +$2,532
• After-tax cash flow: $-2,188/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

+156.0% since first listed

4 events — show timeline

• 2026-03-31 Listed $320,000 NWARMLS
• 2014-07-17 Sold (Public Records) $124,999 Public Records
• 2014-07-15 Sold (MLS) $124,749 NWARMLS
• 2014-04-04 Listed $124,999 NWARMLS

Property tax history

+3.2%/yr

Latest (2025): $1,571 · +0.9% YoY. Source: county tax records.