4 Stratton Ln · Bella Vista, AR 72714

$295,000

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 27 Days on market

Built 1994 0.29 ac lot Est $316k · 7% under

---

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 +15.3/30.0
• ARV discount +10.4/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New roof installation scheduled. Tranquil & inviting is this beautiful home, stroll through one pleasing space into another. 2 sided gas log fireplace can be easily converted back to wood burning if desired. Nice sunroom for relaxing plus room for crafting or office space it's lined with windows to bring the outdoors in. From your treehouse perch watch the deer who frequent here and the ever present hummingbirds feeding on their nectar. Upper balcony for grilling and entertaining with stairs leading onto the lower deck to meditate in the cool shade of the beautiful oak trees. Very private. Make sure you don't miss this one for any reason! Fresh paint, HVAC 5 yrs, ht wtr htr 5 yrs. Garage workbench & cabinets convey. Propane tank conveys, washer/dryer negotiable. Square footage shown includes the heated & cooled sunroom. Septic tank pumped and inspected September 2021.

Key facts

• Oak trees
• Sunroom
• Gas log fireplace

Tags

• NEW ROOF
• GAS LOG FIREPLACE
• SUNROOM
• UPPER BALCONY
• LOWER DECK
• OAK TREES

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include biking, trails/paths, and proximity to fire station and hospital

Exterior

• Parking: Attached garage with automatic door opener; Asphalt driveway; 2 covered spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Propane available; Public water; Septic (septic tank) available
• Home design: Single-story; Has a basement (crawl space); Has view
• Construction: Masonite exterior; Architectural shingle roof
• Exterior features: Deck; Back yard fencing; Landscaped yard; Cleared and open lot; Sloped lot; Wooded areas; Views; Subdivision setting; City lot; Central business district proximity; Public paved road frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range
• Bedrooms: Includes bedroom fireplace(s)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Propane heating; Central air conditioning; Electric cooling; Heat pump cooling
• Interior features: Double-pane windows; Pantry; Sunroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (17.3% below list).
• Recommended offer: $244k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Bella Vista — 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 67/100 on livability (#111 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F, health & safety 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: 475 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $247k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $244,006 (17.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $315,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Stratton Ln	0.00mi	3/2.0	1,594 (0%)	0mo	$290,000	$182	100
34 Hinckley Cir	0.16mi	3/2.0	1,544 (-3%)	2mo	$229,000	$148	85
2 Stewkley Ln	0.22mi	2/2.0 (-1)	1,569 (-2%)	3mo	$310,000	$198	80
14 Winsford Ln	0.31mi	3/2.5	1,563 (-2%)	2mo	$340,000	$218	79
5 Pershore Ln	0.50mi	3/2.0	1,560 (-2%)	3mo	$270,000	$173	71
5 Inskid Ln	0.48mi	3/2.0	1,640 (+3%)	4mo	$362,000	$221	69
14 Radcliffe Dr	0.55mi	3/2.0	1,508 (-5%)	1mo	$260,000	$172	65
14 Pickering Dr	0.63mi	3/2.0	1,610 (+1%)	6mo	$335,000	$208	64
29 Radcliffe Dr	0.46mi	3/2.0	1,464 (-8%)	3mo	$245,000	$167	62
25 Thornaby Dr	0.64mi	3/2.0	1,726 (+8%)	2mo	$379,900	$220	55
8 Platz Ln	0.63mi	3/2.0	1,380 (-13%)	2mo	$290,000	$210	46
23 Bridlington Dr	0.68mi	3/2.0	1,806 (+13%)	4mo	$317,900	$176	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.22×
• Total profit: $17,938
• Equity at exit: $106,660

10-year hold

• IRR: 8.3%
• Equity multiple: 2.05×
• Total profit: $86,536
• Equity at exit: $146,463

Cash invested: $82,600 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 475
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $109

Break-even live

Break-even rent $2,302

Max offer price $295,000

Occupancy floor 91%

Sensitivity live

Price	-10% $276	-5% $192	+0% $109	+5% $25	+10% $-58
Rent	-10% $-84	-5% $12	+0% $109	+5% $205	+10% $301
Rate	-1.0pp $257	-0.5pp $184	base $109	+0.5pp $32	+1.0pp $-45

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Bewdley Cir Bella Vista, AR	3.0	2.0	1104	$1,650	$1.49	14d	1	0.70mi
7 Ulverston Dr Bella Vista, AR	3.0	2.0	2000	$1,900	$0.95	14d	1	0.72mi
16 Stretford Dr Bella Vista, AR	4.0	3.0	2182	$3,500	$1.60	14d	1	0.79mi
53 Skipton Dr Bella Vista, AR	4.0	2.0	1607	$2,600	$1.62	15d	1	1.28mi
1 Dent Ln Bella Vista, AR	4.0	2.0	2215	$2,850	$1.29	14d	1	1.36mi
27 Shropshire Dr Bella Vista, AR	3.0	3.0	1822	$2,250	$1.23	14d	1	1.46mi

Listing history 8 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $295,000
3. 2026-03-28
   listed $300,000 Active
4. 2021-11-01
   soldstatus $247,000
5. 2021-10-26
   soldstatus $247,000 898-char remark

   Show marketing remark (898 chars)

   New roof installation scheduled. Tranquil & inviting is this beautiful home, stroll through one pleasing space into another. 2 sided gas log fireplace can be easily converted back to wood burning if desired. Nice sunroom for relaxing plus room for crafting or office space it's lined with windows to bring the outdoors in. From your treehouse perch watch the deer who frequent here and the ever present hummingbirds feeding on their nectar. Upper balcony for grilling and entertaining with stairs leading onto the lower deck to meditate in the cool shade of the beautiful oak trees. Very private. Make sure you don't miss this one for any reason! Fresh paint, HVAC 5 yrs, ht wtr htr 5 yrs. Garage workbench & cabinets convey. Propane tank conveys, washer/dryer negotiable. Square footage shown includes the heated & cooled sunroom. Septic tank pumped and inspected September 2021.

6. 2021-08-03
   listed $248,900 898-char remark

   Show marketing remark (898 chars)

   New roof installation scheduled. Tranquil & inviting is this beautiful home, stroll through one pleasing space into another. 2 sided gas log fireplace can be easily converted back to wood burning if desired. Nice sunroom for relaxing plus room for crafting or office space it's lined with windows to bring the outdoors in. From your treehouse perch watch the deer who frequent here and the ever present hummingbirds feeding on their nectar. Upper balcony for grilling and entertaining with stairs leading onto the lower deck to meditate in the cool shade of the beautiful oak trees. Very private. Make sure you don't miss this one for any reason! Fresh paint, HVAC 5 yrs, ht wtr htr 5 yrs. Garage workbench & cabinets convey. Propane tank conveys, washer/dryer negotiable. Square footage shown includes the heated & cooled sunroom. Septic tank pumped and inspected September 2021.

7. 2006-07-31
   soldstatus $147,000
8. 2003-10-21
   soldstatus $116,000

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$100/yr (+$8/mo · 5.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $29,281
• − Mortgage interest: −$16,525
• − Property taxes: −$1,788
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$8,582
• Taxable loss: −$3,774
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $2,210/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.

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 — Bella Vista

• Score: 67/100
• State rank: #111
• US rank: #11129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bella Vista, AR
• County: Benton County · 259,241 people
• City population: 31,638
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 14,350
• Household income: $103,125
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 61.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 1.38%
• Current HPI: 307.5796
• Rent YoY: —
• 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

+154.3% since first listed

8 events — show timeline

• 2026-04-24 Pending — NWARMLS
• 2026-04-14 Price Changed $295,000 NWARMLS
• 2026-03-28 Listed $300,000 NWARMLS
• 2021-11-01 Sold (Public Records) $247,000 Public Records
• 2021-10-26 Sold (MLS) $247,000 NWARMLS
• 2021-08-03 Listed $248,900 NWARMLS
• 2006-07-31 Sold (Public Records) $147,000 Public Records
• 2003-10-21 Sold (Public Records) $116,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,788 · +1.3% YoY. Source: county tax records.