2115 Wright Ave · Benton, AR 72015

$103,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 75 Days on market

Built 1954 7,405 sqft lot $103/sqft · 43% below area Est $181k · 43% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• 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

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

• Easy access
• Central heat and air
• Water heater

Tags

• CENTRAL HEAT AND AIR
• WATER HEATER
• LIGHTING
• FLOORS
• PAINT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $716 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 75 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 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 $104k implies a 172% 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 $97,290 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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: 1.18% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $181,005
• List price: $103,500
• Delta: -42.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Ruth St	0.13mi	3/1.0 (+1)	1,008 (0%)	12mo	$130,000	$129	79
505 Elaine St	0.14mi	2/1.0	928 (-8%)	18mo	$124,900	$135	65

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-9
• Equity at exit: $15,432

10-year hold

• IRR: 7.3%
• Equity multiple: 1.49×
• Total profit: $14,329
• Equity at exit: $8,949

Cash invested: $28,980 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$543
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $306

Break-even live

Break-even rent $838

Max offer price $103,500

Occupancy floor 70%

Sensitivity live

Price	-10% $365	-5% $336	+0% $306	+5% $277	+10% $248
Rent	-10% $210	-5% $258	+0% $306	+5% $355	+10% $403
Rate	-1.0pp $359	-0.5pp $333	base $306	+0.5pp $280	+1.0pp $252

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Sherris Ln Benton, AR	3.0	1.0	885	$1,225	$1.38	15d	1	0.89mi
3011 Congo Rd Benton, AR	1.0–2.0	1.0	610	$805	$1.32	15d	1	0.99mi
1818 Watts Rd Benton, AR	3.0	2.0	1178	$1,325	$1.12	15d	1	0.99mi
624 Denton Benton, AR	2.0	1.0	1092	$1,200	$1.10	44d	1	1.00mi
1205 Copper Creek Dr Benton, AR	3.0	2.0	1056	$1,400	$1.33	44d	1	1.03mi
907 Denver Benton, AR	3.0	1.0	980	$1,200	$1.22	24d	1	1.15mi
40 Hiland Pl Unit B Benton, AR	2.0	1.0	780	$923	$1.18	24d	1	1.18mi
3537 Terrace Hill Ct Benton, AR	3.0	2.0	1290	$1,500	$1.16	24d	1	1.21mi

Listing history 23 events

1. 2026-04-29
   price $103,500 390-char remark

   Show marketing remark (390 chars)

   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.

2. 2026-04-22
   price $102,500 390-char remark

   Show marketing remark (390 chars)

   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.

3. 2026-04-13
   price $102,000 390-char remark

   Show marketing remark (390 chars)

   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.

4. 2026-04-07
   price $104,000 390-char remark

   Show marketing remark (390 chars)

   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.

5. 2026-03-30
   price $107,900 390-char remark

   Show marketing remark (390 chars)

   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.

6. 2026-03-12
   listed $108,000 New Listing 390-char remark

   Show marketing remark (390 chars)

   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.

7. 2025-12-29
   historical
8. 2025-12-10
   price $105,900
9. 2025-11-03
   listed $106,900 New Listing
10. 2025-10-30
    historical
11. 2025-10-19
    price $104,700
12. 2025-10-12
    status Back on Market
13. 2025-09-20
    historical Take Backups
14. 2025-09-13
    status Under Contract
15. 2025-09-06
    price $104,900
16. 2025-09-04
    price $109,000
17. 2025-08-19
    price $109,500
18. 2025-08-09
    listed $112,000 New Listing
19. 2021-01-26
    historical
20. 2020-07-30
    soldstatus $38,000 Sold
21. 2020-05-22
    status Under Contract
22. 2020-04-22
    listed $35,000 New Listing
23. 1994-08-24
    soldstatus $34,000

ⓘ 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: $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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,704
• − Mortgage interest: −$5,798
• − Property taxes: −$909
• − Insurance: −$518
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,011
• Taxable income: $2,116
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $3,169/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

+204.4% since first listed

23 events — show timeline

• 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.