802 Hampstead Heath · Cave Springs, AR 72718

$589,900

4 bd · 2.5 ba · 2,466 sqft · SingleFamily public records · 31 Days on market

Built 2015 9,583 sqft lot Est $589k · 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 +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

Key facts

• Community pool
• Updated home
• Walk-in shower

Tags

• UPDATED HOME
• COMMUNITY POOL
• MAIN-LEVEL PRIMARY SUITE
• JETTED TUB
• WALK-IN SHOWER
• BUILT-IN STORAGE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $400; Association includes structure maintenance; Community amenities: playground, pool, park, trails/paths, near schools

Exterior

• Parking: Attached garage; Garage with automatic opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Septic (septic tank)
• Home design: 2 stories; Architectural shingle roof; Brick and wood siding construction; Slab foundation
• Construction: Built with brick and wood siding; Architectural shingle roof; Slab foundation
• Exterior features: Covered patio; Concrete driveway; Back yard fencing; Privacy wood fence; Community pool; Near park; Subdivision setting; Public road frontage

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Refrigerator; Plumbed for ice maker; Pantry; Eat-in kitchen
• Bedrooms: Split bedroom layout
• Flooring: Luxury vinyl plank; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Electric cooling; Programmable thermostat
• Interior features: Attic; Built-in features; Ceiling fan(s); Cathedral ceilings; Eat-in kitchen; Pantry; Programmable thermostat; Split bedrooms; Storage; Walk-in closet(s); Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $590k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (40.6% below list).
• Recommended offer: $350k (40.6% below list) — sets the bar for 1% rule.

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-, schools D, amenities 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: 111 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $63k of equity ($4k loan paydown + $59k 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 ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $505k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,359 (40.6% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 14.0

CMA / ARV

• ARV (on-the-fly): $589,374
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Charing Cross	0.07mi	4/2.5	2,531 (+3%)	0mo	$570,000	$225	92
5900 S 67th St	0.19mi	4/3.0	2,473 (+0%)	0mo	$560,000	$226	88
807 Bellmara Cir	0.18mi	4/3.0	2,510 (+2%)	2mo	$581,000	$231	86
906 Charing Cross	0.21mi	4/3.0	2,425 (-2%)	2mo	$587,000	$242	84
816 Post Way	0.50mi	4/2.5	2,477 (+0%)	0mo	$615,000	$248	75
6614 W Braebourne Dr	0.40mi	4/2.0	2,344 (-5%)	1mo	$575,000	$245	70
5605 S Chadwick Dr	0.45mi	4/2.5	2,650 (+8%)	2mo	$689,500	$260	65
5701 S 66th St	0.43mi	3/2.5 (-1)	2,228 (-10%)	0mo	$510,000	$229	59
6201 Tumbler Rdg	0.74mi	4/3.0	2,403 (-3%)	1mo	$575,000	$239	59
1425 S Hampton Xing	0.66mi	4/2.5	2,264 (-8%)	1mo	$529,000	$234	55
5601 65th St	0.72mi	4/3.5	2,718 (+10%)	1mo	$595,000	$219	45
6414 S 63rd St	0.74mi	4/3.0	2,830 (+15%)	1mo	$707,000	$250	38

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $251,678
• Equity at exit: $531,429

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $795,658
• Equity at exit: $1,146,046

Cash invested: $165,172 (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: 14.0×

Monthly cashflow live

• Estimated rent: $3,504 high
• Mortgage (P&I): −$3,093
• Tax from tax record: −$487 /mo · $5,844/yr
• Insurance: −$246
• HOA: −$33
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-1,091

Break-even live

Break-even rent $4,885

Max offer price $397,088

Occupancy floor —

Sensitivity live

Price	-10% $-758	-5% $-925	+0% $-1,091	+5% $-1,258	+10% $-1,425
Rent	-10% $-1,368	-5% $-1,230	+0% $-1,091	+5% $-953	+10% $-815
Rate	-1.0pp $-794	-0.5pp $-941	base $-1,091	+0.5pp $-1,244	+1.0pp $-1,400

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	14d	1	0.70mi
6508 W Stone Lake Dr Unit 1221824P Rogers, AR	4.0	2.5	2271	$7,860	$3.46	15d	1	0.72mi
5313 S Stone Bay Ct Rogers, AR	4.0	3.0	2110	$3,300	$1.56	15d	1	0.90mi
6506 W Knoll View Way Rogers, AR	3.0	2.5	1746	$2,700	$1.55	15d	1	0.93mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,400	$1.17	24d	1	0.96mi
5217 S 65th Pl Rogers, AR	3.0	2.5	2055	$2,290	$1.11	15d	1	0.96mi
6613 W Valley View Rd Rogers, AR	4.0	2.5	2475	$3,000	$1.21	24d	1	0.99mi
6683 W Valley View Rd Rogers, AR	4.0	2.5	2477	$3,500	$1.41	24d	1	1.00mi
6665 W Valley View Rd Rogers, AR	3.0	2.0	1923	$2,950	$1.53	24d	1	1.05mi
6505 S 50th St Rogers, AR	4.0	2.0	1630	$1,850	$1.13	15d	1	1.37mi

HOA detail

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

Listing history 15 events

1. 2026-05-23
   price $589,900
2. 2026-05-10
   price $599,999
3. 2026-04-25
   listed $611,000 Active
4. 2023-04-26
   soldstatus $505,000
5. 2023-04-25
   soldstatus $505,000 Closed 412-char remark

   Show marketing remark (412 chars)

   Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

6. 2023-03-27
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

7. 2023-03-23
   price $525,000 412-char remark

   Show marketing remark (412 chars)

   Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

8. 2023-03-21
   status Active 412-char remark

   Show marketing remark (412 chars)

   Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

9. 2023-03-20
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

10. 2023-03-17
    listed $530,000 Active 412-char remark

    Show marketing remark (412 chars)

    Bentonville School District!!! Hiking/biking trail IN the neighborhood!!! Super cute craftsman style house in premium location close to pinnacle. 4 beds, 2.5 baths, hardwood floors throughout! 1st floor Office. Garage has enough space for 2 full sized SUV's AND plenty of storage for extra stuff (6 bikes, 4 shelving units, extra fridge, workout space, and yard equipment). Beautiful landscaping ensures privacy!

11. 2016-10-04
    soldstatus $294,500
12. 2016-09-30
    soldstatus $294,500 570-char remark

    Show marketing remark (570 chars)

    Better than new construction! This Craftsman-style home is just a little over a year old & looks & feels brand new. Come & enjoy cooking in this spacious kitchen, which is open to the living room, or relax on one of the two covered porches. Some features include ample cabinet space, hardwood flooring, vaulted ceilings, granite counters, and a formal dining room or office. The master feels like a fabulous suite. Home has an oversized 2.5 car garage with extra parking & well maintained yard that is fully fenced. This is a relocation property.

13. 2016-08-03
    listed $300,000 570-char remark

    Show marketing remark (570 chars)

    Better than new construction! This Craftsman-style home is just a little over a year old & looks & feels brand new. Come & enjoy cooking in this spacious kitchen, which is open to the living room, or relax on one of the two covered porches. Some features include ample cabinet space, hardwood flooring, vaulted ceilings, granite counters, and a formal dining room or office. The master feels like a fabulous suite. Home has an oversized 2.5 car garage with extra parking & well maintained yard that is fully fenced. This is a relocation property.

14. 2015-07-24
    soldstatus $289,690
15. 2015-05-18
    listed $289,690

ⓘ 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: $5,844 · $487/mo
• Projected year-2 tax: $5,844 · $487/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 · 21 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: $42,043
• − Mortgage interest: −$33,044
• − Property taxes: −$5,844
• − Insurance: −$2,950
• − Repairs & maintenance: −$3,363
• − Management: −$3,363
• − HOA: −$396
• − Depreciation: −$17,161
• Taxable loss: −$24,078
• Est. tax savings @ 24.0%: +$5,779
• After-tax cash flow: $-7,319/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 — 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

+103.6% since first listed

15 events — show timeline

• 2026-05-23 Price Changed $589,900 NWARMLS
• 2026-05-10 Price Changed $599,999 NWARMLS
• 2026-04-25 Listed $611,000 NWARMLS
• 2023-04-26 Sold (Public Records) $505,000 Public Records
• 2023-04-25 Sold (MLS) $505,000 NWARMLS
• 2023-03-27 Pending — NWARMLS
• 2023-03-23 Price Changed $525,000 NWARMLS
• 2023-03-21 Relisted — NWARMLS
• 2023-03-20 Pending — NWARMLS
• 2023-03-17 Listed $530,000 NWARMLS
• 2016-10-04 Sold (Public Records) $294,500 Public Records
• 2016-09-30 Sold (MLS) $294,500 NWARMLS
• 2016-08-03 Listed $300,000 NWARMLS
• 2015-07-24 Sold (MLS) $289,690 NWARMLS
• 2015-05-18 Listed $289,690 NWARMLS

Property tax history

+15.9%/yr

Latest (2025): $5,844 · -1.2% YoY. Source: county tax records.