1402 Gooseneck Ln · Cave Springs, AR 72718

$519,000

4 bd · 3.0 ba · 2,252 sqft · SingleFamily public records · 22 Days on market

Built 2014 8,712 sqft lot Est $545k · at est. $33/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Cash flow +7.5/30.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Wonderful move in ready home in highly desirable area. This 2 year old beauty is nestled in a quite part of the neighborhood with POA common area across the street. Beautifully designed home features an open floor plan, wood and tile floors, granite counters, recessed lighting, and crown moulding. Beautiful brick and stone exterior features professional landscaping, covered porch with an extended deck, wood privacy fence. Come see all that this home has to offer before it's too late!!

Key facts

• Cozy gas fireplace
• Covered front porch
• Half-acre park

Tags

• HALF-ACRE PARK
• OPEN-CONCEPT KITCHEN
• COZY GAS FIREPLACE
• COVERED FRONT PORCH
• PRIVATE UPSTAIRS BALCONY
• PARTIALLY COVERED BACK PATIO

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee (listed); Community features include curbs, nearby park, shopping, schools, and hospital access

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Fire alarm
• Utilities: Public water; Septic system (septic tank); Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two-story home; Located on a cul-de-sac in a landscaped, level subdivision; Public road frontage
• Construction: Brick, rock, and vinyl siding exterior; Asphalt shingle roof; Slab foundation; Built with traditional construction materials
• Exterior features: Concrete driveway; Balcony; Covered porch; Deck; Storage structure; Wood privacy fencing in backyard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Microwave with hood fan; Disposal; Granite counters; Pantry
• Bedrooms: Bedrooms on main and second levels (multiple bedrooms); At least one main-level bedroom
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Ceiling fans; Granite counters; Pantry; Split-bedroom floor plan; Walk-in closets; Window treatments; Blinds; Multiple living areas; Gas-log fireplace (one)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $-635 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (37.9% below list).
• Recommended offer: $322k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% in Cave Springs — 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 71/100 on livability (#41 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Janie Darr Elementary School (math 77% / reading 67%, grade A-, #5 of 454 statewide, top 1%, 417 students, 11% FRL); Elmwood Middle School (math 49% / reading 56%, grade C+, #27 of 201 statewide, top 14%, 1,007 students, 42% FRL); Rogers High School (math 30% / reading 48%, grade F, #58 of 292 statewide, top 20%, 2,284 students, 40% FRL) — zoned schools average 31% FRL vs 51% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 112 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $55k of equity ($4k loan paydown + $52k 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 ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($511k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $250k; list at $519k implies a 108% gain — meaningful room to come down on a strong offer.

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 $322,422 (37.9% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.62% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $544,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 S Hampton Xing	0.17mi	4/2.5	2,264 (+0%)	1mo	$529,000	$234	89
626 Millwood	0.31mi	4/2.5	2,097 (-7%)	2mo	$564,000	$269	70
6202 S 62nd St	0.41mi	4/2.0	2,050 (-9%)	2mo	$499,000	$243	61
6307 S 58th St	0.59mi	3/2.5 (-1)	2,197 (-2%)	2mo	$532,000	$242	60
1508 Parkside Cir	0.75mi	4/3.0	2,330 (+4%)	2mo	$499,900	$215	58
5900 S 67th St	0.56mi	4/3.0	2,473 (+10%)	0mo	$560,000	$226	57
1425 Elijahs Dr	0.46mi	4/2.0	2,048 (-9%)	3mo	$540,000	$264	57
816 Post Way	0.54mi	4/2.5	2,477 (+10%)	0mo	$615,000	$248	56
906 Charing Cross	0.70mi	4/3.0	2,425 (+8%)	2mo	$587,000	$242	53
1013 Charing Cross	0.58mi	4/2.5	2,531 (+12%)	0mo	$570,000	$225	50
807 Bellmara Cir	0.68mi	4/3.0	2,510 (+12%)	2mo	$581,000	$231	48
5805 W Murfield Dr	0.61mi	4/2.5	2,515 (+12%)	3mo	$605,000	$241	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.67×
• Total profit: $242,047
• Equity at exit: $467,556

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $744,171
• Equity at exit: $1,008,303

Cash invested: $145,320 (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: 112
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,224 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$211 /mo · $2,529/yr
• Insurance: −$216
• HOA: −$33
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $-635

Break-even live

Break-even rent $4,027

Max offer price $406,906

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-488	+0% $-635	+5% $-781	+10% $-928
Rent	-10% $-889	-5% $-762	+0% $-635	+5% $-507	+10% $-380
Rate	-1.0pp $-373	-0.5pp $-503	base $-635	+0.5pp $-769	+1.0pp $-906

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	16d	1	0.97mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	16d	1	0.98mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	16d	1	1.03mi
507 Ashwood St Lowell, AR	5.0	3.5	2352	$2,395	$1.02	15d	1	1.24mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	16d	1	1.25mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	16d	1	1.27mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	16d	1	1.29mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	25d	1	1.29mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	25d	1	1.36mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	25d	1	1.40mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	25d	1	1.45mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscaping

Listing history 17 events

1. 2026-06-21
   days on market $519,000 Active 22 DOM
2. 2026-06-18
   days on market $519,000 Active 19 DOM
3. 2026-06-17
   days on market $519,000 Active 18 DOM
4. 2026-06-16
   days on market $519,000 Active 17 DOM
5. 2026-06-15
   days on market $519,000 Active 16 DOM
6. 2026-06-14
   days on market $519,000 Active 14 DOM
7. 2026-06-13
   pricedays on market $519,000 Active 13 DOM
8. 2026-06-10
   days on market $525,000 Active 11 DOM
9. 2026-06-09
   days on market $525,000 Active 10 DOM
10. 2026-06-08
    days on market $525,000 Active 9 DOM
11. 2026-06-07
    days on market $525,000 Active 8 DOM
12. 2026-06-05
    days on market $525,000 Active 5 DOM
13. 2026-06-03
    days on market $525,000 Active 4 DOM
14. 2026-06-02
    days on market $525,000 Active 3 DOM
15. 2026-06-01
    days on market $525,000 Active 2 DOM
16. 2026-05-31
    remarks 677-char remark
17. 2026-05-31
    listed $525,000 Active 1 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: $2,529 · $211/mo
• Projected year-2 tax: $3,322 · $277/mo
• Expected delta: +$793/yr (+$66/mo · 31.4%)

ⓘ 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 ≥105°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: $38,691
• − Mortgage interest: −$29,072
• − Property taxes: −$2,529
• − Insurance: −$2,595
• − Repairs & maintenance: −$3,095
• − Management: −$3,095
• − HOA: −$396
• − Depreciation: −$15,098
• Taxable loss: −$17,190
• Est. tax savings @ 24.0%: +$4,126
• After-tax cash flow: $-3,489/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Cave Springs

• Score: 71/100
• State rank: #41
• US rank: #6981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cave Springs, AR
• City population: 5,528
• 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

-69.6% since first listed

6 events — show timeline

• 2026-05-30 Listed $525,000 NWARMLS
• 2017-05-19 Sold (Public Records) $250,000 Public Records
• 2017-05-16 Sold (MLS) $250,000 NWARMLS
• 2017-01-29 Listed $259,900 NWARMLS
• 2012-09-10 Sold (Public Records) $598,000 Public Records
• 2009-09-29 Sold (Public Records) $1,728,130 Public Records

Property tax history

+28.8%/yr

Latest (2025): $2,529 · +2.4% YoY. Source: county tax records.