5701 S 66th St · Rogers, AR 72718

$495,000

3 bd · 2.0 ba · 2,228 sqft · SingleFamily public records · 3 Days on market

Built 2011 0.30 ac lot Est $539k · 8% under $17/mo HOA

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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 +11.4/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful brick "WOW" house at the end of the cul-de-sac! All the amenities you could want! All new appliances, privacy fence, insulated garage door, and brand new CH/A with 10 year warranty. Energy Efficient. Bonus room up and office down. Large covered patio and huge backyard. Oversized 2 car garage. Fireplace w/ gas logs. Plumbed for central vac. Beautiful eat-in kitchen.

Key facts

• Quartz countertops
• Remodeled kitchen
• Spacious bonus room

Tags

• DEDICATED OFFICE
• SPACIOUS BONUS ROOM
• HUGE BACKYARD
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• DESIGNER BACKSPLASH

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200 (maintenance of structure included); Community features include biking, nearby schools, park, and trails/paths

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water available
• Home design: 2 stories; Brick construction; Architectural shingle roof; Slab foundation
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built with concrete driveway
• Exterior features: Concrete driveway; Covered patio; Patio; Privacy wood fencing; Near park; Located in a subdivision; Central business district proximity; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Quartz counters; Eat-in kitchen; Pantry
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Programmable thermostat
• Interior features: Attic; Built-in features; Ceiling fan(s); Eat-in kitchen; Pantry; Programmable thermostat; Quartz counters; Split bedrooms; Storage; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $465k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $369k (25.4% below list).
• Recommended offer: $369k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.6% in Rogers — 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 90/100 on livability (#1 in AR, #98 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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: 111 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k 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 ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $350k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $369,392 (25.4% 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 B-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. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $539,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5701 S 66th St	0.00mi	3/2.5	2,228 (0%)	0mo	$510,000	$229	98
6614 W Braebourne Dr	0.13mi	4/2.0 (+1)	2,344 (+5%)	1mo	$575,000	$245	80
6533 W Valley View Rd	0.50mi	3/2.0	2,207 (-1%)	3mo	$498,000	$226	73
5500 Lanshire Dr	0.28mi	4/2.5 (+1)	2,341 (+5%)	3mo	$605,000	$258	69
5900 S 67th St	0.25mi	4/3.0 (+1)	2,473 (+11%)	0mo	$560,000	$226	61
6201 Tumbler Rdg	0.36mi	4/3.0 (+1)	2,403 (+8%)	1mo	$575,000	$239	60
816 Post Way	0.38mi	4/2.5 (+1)	2,477 (+11%)	0mo	$615,000	$248	56
626 Millwood	0.60mi	4/2.5 (+1)	2,097 (-6%)	2mo	$564,000	$269	54
807 Bellmara Cir	0.35mi	4/3.0 (+1)	2,510 (+13%)	2mo	$581,000	$231	52
1013 Charing Cross	0.40mi	4/2.5 (+1)	2,531 (+14%)	0mo	$570,000	$225	52
906 Charing Cross	0.50mi	4/3.0 (+1)	2,425 (+9%)	2mo	$587,000	$242	51
6202 S 62nd St	0.66mi	4/2.0 (+1)	2,050 (-8%)	2mo	$499,000	$243	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.87×
• Total profit: $258,635
• Equity at exit: $445,935

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $769,839
• Equity at exit: $961,676

Cash invested: $138,600 (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 72718

• Home prices YoY: 14.1%
• Active inventory: 111
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,694 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$206
• HOA: −$17
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $-170

Break-even live

Break-even rent $3,909

Max offer price $465,027

Occupancy floor 100%

Sensitivity live

Price	-10% $111	-5% $-30	+0% $-170	+5% $-310	+10% $-450
Rent	-10% $-461	-5% $-316	+0% $-170	+5% $-24	+10% $122
Rate	-1.0pp $80	-0.5pp $-44	base $-170	+0.5pp $-298	+1.0pp $-428

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6502 W Hearth Falls Dr Unit 1221804P Rogers, AR	4.0	2.5	2443	$6,688	$2.74	15d	1	0.25mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	15d	1	0.28mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	15d	1	0.49mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	15d	1	0.52mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	24d	1	0.54mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	15d	1	0.54mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	24d	1	0.61mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	24d	1	0.64mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	24d	1	0.70mi
7 S Prairie Dunes Dr Rogers, AR	3.0	2.5	1773	$3,800	$2.14	14d	1	1.21mi
27 W La Quinta Ct Unit 1 Rogers, AR	2.0	3.0	1750	$2,700	$1.54	24d	1	1.22mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	15d	1	1.33mi
4608 W Quelinda Dr Rogers, AR	4.0	3.0	2859	$3,000	$1.05	24d	1	1.35mi
4604 S 53rd St Rogers, AR	3.0	1.0–2.0	1023	$2,399	$2.35	14d	38	1.37mi
4611 S 47th St Rogers, AR	2.0	2.0	1894	$3,500	$1.85	24d	1	1.45mi
4607 S 47th St Rogers, AR	3.0	2.5	1854	$5,000	$2.70	24d	1	1.45mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 16 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   listed $495,000 Active
3. 2026-04-07
   price $495,000
4. 2021-08-31
   soldstatus $350,000
5. 2021-08-27
   soldstatus $350,000 387-char remark

   Show marketing remark (387 chars)

   Beautiful brick "WOW" house at the end of the cul-de-sac! All the amenities you could want! All new appliances, privacy fence, insulated garage door, and brand new CH/A with 10 year warranty. Energy Efficient. Bonus room up and office down. Large covered patio and huge backyard. Oversized 2 car garage. Fireplace w/ gas logs. Plumbed for central vac. Beautiful eat-in kitchen.

6. 2021-07-15
   listed $350,000 387-char remark

   Show marketing remark (387 chars)

   Beautiful brick "WOW" house at the end of the cul-de-sac! All the amenities you could want! All new appliances, privacy fence, insulated garage door, and brand new CH/A with 10 year warranty. Energy Efficient. Bonus room up and office down. Large covered patio and huge backyard. Oversized 2 car garage. Fireplace w/ gas logs. Plumbed for central vac. Beautiful eat-in kitchen.

7. 2016-09-02
   soldstatus $239,900
8. 2016-08-31
   soldstatus $239,900
9. 2016-06-24
   listed $239,900
10. 2014-09-05
    soldstatus $222,000
11. 2014-09-02
    soldstatus $222,000
12. 2014-01-12
    listed $222,000
13. 2012-02-09
    soldstatus $2,000,000
14. 2009-08-18
    soldstatus $2,400,000
15. 2007-11-21
    soldstatus $2,490,000
16. 2006-10-31
    soldstatus $2,835,000

ⓘ 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: $3,225 · $269/mo
• Projected year-2 tax: $3,225 · $269/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 4/10 Moderate
• 🌡 Heat 5/10 Major 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,327
• − Mortgage interest: −$27,728
• − Property taxes: −$3,225
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,546
• − Management: −$3,546
• − HOA: −$204
• − Depreciation: −$14,400
• Taxable loss: −$10,797
• Est. tax savings @ 24.0%: +$2,591
• After-tax cash flow: $555/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 — Rogers

• Score: 90/100
• State rank: #1
• US rank: #98

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, AR
• City population: 90,024
• Population (ZIP): 5,528

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 (69%)
• Race & ethnicity: White 69% Two or more races 25% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 41.26%
• Current HPI: 334.6594
• Rent YoY: —
• Metro: —
• 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

-82.5% since first listed

16 events — show timeline

• 2026-05-19 Pending — NWARMLS
• 2026-05-15 Listed $495,000 NWARMLS
• 2026-04-07 Price Changed $495,000 NWARMLS
• 2021-08-31 Sold (Public Records) $350,000 Public Records
• 2021-08-27 Sold (MLS) $350,000 NWARMLS
• 2021-07-15 Listed $350,000 NWARMLS
• 2016-09-02 Sold (Public Records) $239,900 Public Records
• 2016-08-31 Sold (MLS) $239,900 NWARMLS
• 2016-06-24 Listed $239,900 NWARMLS
• 2014-09-05 Sold (Public Records) $222,000 Public Records
• 2014-09-02 Sold (MLS) $222,000 NWARMLS
• 2014-01-12 Listed $222,000 NWARMLS
• 2012-02-09 Sold (Public Records) $2,000,000 Public Records
• 2009-08-18 Sold (Public Records) $2,400,000 Public Records
• 2007-11-21 Sold (Public Records) $2,490,000 Public Records
• 2006-10-31 Sold (Public Records) $2,835,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,225 · +3.1% YoY. Source: county tax records.