2115 Wright Ave · Benton, AR 72015

$107,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 67 Days on market

Built 1954 Good condition 7,405 sqft lot $107/sqft · 39% below area Est $177k · 39% under

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller to pay up to $5000 of buyers closing cost at closing. New Roof 2026. New kitchen floor. 2 bedroom 1 bath house. New central heat and air installed in 2021. Water heater , lighting and floors installed in 2020. New paint in 2020. Easy access to the interstate and shopping centers. 2 blocks away from new restaurants, Tractor Supply and Home Depot. Minutes away from the NEW Buckee's.

Key facts

• Ac replaced
• Fresh paint
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW ROOF
• FRESH PAINT
• AC REPLACED
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.3% 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.
• Zoned schools: Benton Middle School (math 54% / reading 40%, grade D+, #46 of 201 statewide, top 24%, 1,367 students, 44% FRL).
• Market conditions: Rents flat; 334 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 446 units permitted in Saline County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 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

• It's been on market 67 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 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 $38k; list at $108k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.17% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $177,390
• List price: $107,500
• Delta: -39.40%
• 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
604 Denton St	1.06mi	2/1.0	1,027 (+2%)	3mo	$132,000	$129	60
1014 Oakwood Dr	0.91mi	3/1.0 (+1)	996 (-1%)	3mo	$136,500	$137	55
817 Dalewood	1.01mi	3/1.0 (+1)	1,025 (+2%)	9mo	$145,000	$141	50
2006 Northshore Dr	1.09mi	3/1.0 (+1)	1,068 (+6%)	1mo	$151,000	$141	49
923 Denton St	0.84mi	2/1.0	1,105 (+10%)	3mo	$175,000	$158	46
803 Heights Rd	1.09mi	2/1.0	1,063 (+6%)	13mo	$126,000	$119	45
1309 Troy Dr	1.11mi	3/2.0 (+1)	1,064 (+6%)	11mo	$155,000	$146	37
809 Palmer	1.11mi	3/2.0 (+1)	1,056 (+5%)	13mo	$100,000	$95	37
820 Adrian St	0.98mi	2/1.0	850 (-16%)	6mo	$115,000	$135	35
908 Park Dr	0.89mi	2/1.0	877 (-13%)	10mo	$98,000	$112	35
2814 Gage Dr	0.57mi	3/2.0 (+1)	1,202 (+19%)	9mo	$190,000	$158	32
2705 Ranchwood Dr	0.74mi	3/2.0 (+1)	1,200 (+19%)	13mo	$205,000	$171	20

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-560
• Equity at exit: $16,029

10-year hold

• IRR: 6.8%
• Equity multiple: 1.46×
• Total profit: $13,780
• Equity at exit: $9,295

Cash invested: $30,100 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 2.4 mo (42%/mo absorbed)
• Median asking: $177,450 ($151/sqft)
• Median days on market: 124 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72015

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 334
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$564
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $309

Break-even live

Break-even rent $866

Max offer price $107,500

Occupancy floor 70%

Sensitivity live

Price	-10% $370	-5% $340	+0% $309	+5% $279	+10% $248
Rent	-10% $210	-5% $259	+0% $309	+5% $359	+10% $408
Rate	-1.0pp $363	-0.5pp $336	base $309	+0.5pp $281	+1.0pp $253

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: $26,875
• Closing costs: $3,225
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 Gage Dr Benton, AR	3.0	2.0	1310	$1,595	$1.22	62d	1	0.52mi
1508 Longview St Unit b Benton, AR	2.0	2.0	1100	$1,450	$1.32	62d	1	0.76mi
904 Sherris Ln Benton, AR	3.0	1.0	885	$1,175	$1.33	62d	1	0.89mi
912 Sherris Ln Benton, AR	2.0	2.0	1000	$1,800	$1.80	6d	1	0.91mi
2016 Watts Rd Apt D Benton, AR	2.0	1.0	846	$835	$0.99	62d	1	0.91mi
151 Summerwood Dr Benton, AR	2.0	1.0	825	$925	$1.12	6d	1	0.95mi
1911 Watts Rd Benton, AR	2.0	1.5	1036	$1,075	$1.04	62d	1	0.98mi
3011 Congo Rd Benton, AR	1.0–2.0	1.0	610	$805	$1.32	0d	1	0.99mi
1818 Watts Rd Benton, AR	3.0	2.0	1178	$1,325	$1.12	109d	1	0.99mi
624 Denton Benton, AR	2.0	1.0	1092	$1,200	$1.10	139d	1	1.00mi
1205 Copper Creek Dr Benton, AR	3.0	2.0	1056	$1,400	$1.33	139d	1	1.03mi
907 Denver Benton, AR	3.0	1.0	980	$1,200	$1.22	119d	1	1.15mi
3509 Terrace Hill Ct Benton, AR	3.0	2.0	1500	$1,450	$0.97	6d	1	1.16mi
41 Hiland Pl Unit B Benton, AR	2.0	1.0	780	$953	$1.22	6d	1	1.17mi
3513 Terrace Hill Ct Benton, AR	3.0	2.0	1290	$1,500	$1.16	62d	1	1.17mi
40 Hiland Pl Unit B Benton, AR	2.0	1.0	780	$923	$1.18	119d	1	1.18mi
3562 Terrace Hill Ct Benton, AR	3.0	2.5	1300	$1,450	$1.12	6d	1	1.19mi
39 Hiland Pl Unit A Benton, AR	1.0	1.0	760	$850	$1.12	5d	1	1.19mi
3558 Terrace Hill Ct Benton, AR	3.0	2.5	1500	$1,450	$0.97	6d	1	1.20mi
3537 Terrace Hill Ct Benton, AR	3.0	2.0	1290	$1,500	$1.16	119d	1	1.21mi
22 Hiland Pl Benton, AR	2.0	1.0	780	$895	$1.15	6d	1	1.25mi
9 Hiland Pl Benton, AR	2.0	1.0	780	$950	$1.22	6d	1	1.26mi
1001 Montclair St Benton, AR	2.0	1.0	1198	$1,200	$1.00	5d	1	1.27mi
2906 Pamela Benton, AR	3.0	2.0	1372	$1,495	$1.09	6d	1	1.41mi
414 Newcomb Cv Benton, AR	3.0	2.0	1384	$1,600	$1.16	62d	1	1.49mi

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public sewerPublic waterNatural gas
• Home design: Wood exterior
• Construction: Crawl space foundationComposition and metal roof
• Exterior features: Front porchPaved road accessSloped lot

Interior

• Kitchen: Free-standing stoveGas range
• Flooring: Wood flooringVinyl flooringLaminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas)Central cooling (electric)
• Interior features: Wood, vinyl, and laminate floorsFormal living room

Listing history 50 events

1. 2026-09-23
   days on market $107,500 Active 67 DOM
2. 2026-09-22
   days on market $107,500 Active 66 DOM
3. 2026-09-21
   days on market $107,500 Active 65 DOM
4. 2026-09-20
   days on market $107,500 Active 64 DOM
5. 2026-09-19
   days on market $107,500 Active 63 DOM
6. 2026-09-18
   days on market $107,500 Active 62 DOM
7. 2026-09-17
   days on market $107,500 Active 61 DOM
8. 2026-09-16
   days on market $107,500 Active 60 DOM
9. 2026-09-15
   days on market $107,500 Active 59 DOM
10. 2026-09-14
    days on market $107,500 Active 58 DOM
11. 2026-09-13
    days on market $107,500 Active 57 DOM
12. 2026-09-12
    days on market $107,500 Active 56 DOM
13. 2026-09-11
    statusdays on market $107,500 Active 55 DOM
14. 2026-09-06
    price $107,500 Price Change 49 DOM
15. 2026-09-05
    days on market $108,500 Price Change 49 DOM
16. 2026-09-04
    days on market $108,500 Price Change 48 DOM
17. 2026-09-03
    pricestatusdays on market $108,500 Price Change 47 DOM
18. 2026-08-31
    days on market $109,500 Active 44 DOM
19. 2026-08-30
    days on market $109,500 Active 43 DOM
20. 2026-08-29
    statusdays on market $109,500 Active 42 DOM
21. 2026-08-28
    days on market $109,500 Price Change 41 DOM
22. 2026-08-27
    days on market $109,500 Price Change 40 DOM
23. 2026-08-25
    days on market $109,500 Price Change 38 DOM
24. 2026-08-24
    days on market $109,500 Price Change 37 DOM
25. 2026-08-23
    pricestatusdays on market $109,500 Price Change 36 DOM
26. 2026-08-22
    days on market $109,900 Active 35 DOM
27. 2026-08-21
    days on market $109,900 Active 34 DOM
28. 2026-08-20
    days on market $109,900 Active 33 DOM
29. 2026-08-19
    days on market $109,900 Active 32 DOM
30. 2026-08-18
    days on market $109,900 Active 31 DOM
31. 2026-08-17
    days on market $109,900 Active 30 DOM
32. 2026-08-16
    days on market $109,900 Active 29 DOM
33. 2026-08-15
    days on market $109,900 Active 28 DOM
34. 2026-08-15
    days on market $109,900 Active 27 DOM
35. 2026-08-13
    days on market $109,900 Active 26 DOM
36. 2026-08-12
    days on market $109,900 Active 25 DOM
37. 2026-08-11
    days on market $109,900 Active 24 DOM
38. 2026-08-10
    days on market $109,900 Active 23 DOM
39. 2026-08-09
    days on market $109,900 Active 22 DOM
40. 2026-08-08
    statusdays on market $109,900 Active 21 DOM
41. 2026-08-07
    days on market $109,900 Price Change 20 DOM
42. 2026-08-06
    days on market $109,900 Price Change 19 DOM
43. 2026-08-05
    days on market $109,900 Price Change 18 DOM
44. 2026-08-04
    days on market $109,900 Price Change 17 DOM
45. 2026-08-03
    pricestatusdays on market $109,900 Price Change 16 DOM
46. 2026-07-31
    days on market $110,000 Active 13 DOM
47. 2026-07-29
    days on market $110,000 Active 11 DOM
48. 2026-07-27
    days on market $110,000 Active 9 DOM
49. 2026-07-25
    statusdays on market $110,000 Active 7 DOM
50. 2026-07-23
    days on market $110,000 New Listing 5 DOM

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,089
• − Mortgage interest: −$6,022
• − Property taxes: −$909
• − Insurance: −$538
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,127
• Taxable income: $2,079
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,210/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $5,040–$15,120 screening

This single-family home is in good condition with recent updates, including a new roof and fresh paint. It's move-in ready with a good curb appeal and potential for further value through exterior painting and landscaping.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Middle Benton Middle School D+ AR #46/201 Nat'l #4,159/14,009 High Benton High School D- AR #24/292 Nat'l #6,744/17,239

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

C Composite livability gradescore 66/100

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 · 140,141 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: 2-car parking
• Utilities: Public sewerPublic waterNatural gas
• Home design: Wood exterior
• Construction: Crawl space foundationComposition and metal roof
• Exterior features: Front porchPaved road accessSloped lot

Interior

• Kitchen: Free-standing stoveGas range
• Flooring: Wood flooringVinyl flooringLaminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas)Central cooling (electric)
• Interior features: Wood, vinyl, and laminate floorsFormal living room

Price history

+223.5% since first listed

25 events — show timeline

• 2026-07-18 Listed $110,000 CARMLS
• 2026-05-27 Listing Removed — CARMLS
• 2026-04-29 Price Changed $103,500 CARMLS
• 2026-04-22 Price Changed $102,500 CARMLS
• 2026-04-13 Price Changed $102,000 CARMLS
• 2026-04-07 Price Changed $104,000 CARMLS
• 2026-03-30 Price Changed $107,900 CARMLS
• 2026-03-12 Listed $108,000 CARMLS
• 2025-12-29 Listing Removed — CARMLS
• 2025-12-10 Price Changed $105,900 CARMLS
• 2025-11-03 Listed $106,900 CARMLS
• 2025-10-30 Listing Removed — CARMLS
• 2025-10-19 Price Changed $104,700 CARMLS
• 2025-10-12 Relisted — CARMLS
• 2025-09-20 Contingent — CARMLS
• 2025-09-13 Pending — CARMLS
• 2025-09-06 Price Changed $104,900 CARMLS
• 2025-09-04 Price Changed $109,000 CARMLS
• 2025-08-19 Price Changed $109,500 CARMLS
• 2025-08-09 Listed $112,000 CARMLS
• 2021-01-26 Listing Removed — CARMLS
• 2020-07-30 Sold (MLS) $38,000 CARMLS
• 2020-05-22 Pending — CARMLS
• 2020-04-22 Listed $35,000 CARMLS
• 1994-08-24 Sold (Public Records) $34,000 Public Records

Property tax history

+21.3%/yr

Latest (2025): $909 · +2.5% YoY. Source: county tax records.