16 Skyline Dr · Bentonville, AR 72714

$135,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 373 Days on market

0.29 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great location near Blowing Springs Parks & Trials and close to the new OZ Trails Bike Park the chairlift-served mountain bike park. Trailer is in poor condition and will need full renovation.

Key facts

• 0.29 acre lot
• Parking
• Listed 373 days

Property features AI

Finance

• HOA & community: Part of Bella Vista Property Owners Association (monthly HOA); Community park

Exterior

• Parking: Aggregate driveway
• Utilities: Electricity available
• Home design: Single-story; Mobile home in Greenwich park
• Construction: Aluminum siding; Metal roof; Crawlspace foundation with skirting; Built 25+ years ago
• Exterior features: Near a park; Located in a subdivision; Public road frontage

Interior

• Bathrooms: 1 full bathroom
• Interior features: No additional interior features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.6% in Bentonville — 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 83/100 on livability (#2 in AR, #864 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: 484 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of equity ($933 loan paydown + $2k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.91%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $74,844
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Inspiration Dr	0.28mi	2/1.0	924 (0%)	3mo	$70,000	$76	84
6 Mountain Crest Loop	0.07mi	2/1.0	924 (0%)	20mo	$100,500	$109	80
39 Skyline Dr	0.20mi	2/2.0	924 (0%)	13mo	$75,000	$81	76
12 Pine St	0.34mi	2/2.0	952 (+3%)	9mo	$35,000	$37	68
16 Pine St	0.36mi	2/2.0	812 (-12%)	8mo	$50,000	$62	52
75 Skyline Dr	0.34mi	2/1.0	1,040 (+13%)	21mo	$132,500	$127	45

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: 34.0%
• Equity multiple: 2.78×
• Total profit: $67,127
• Equity at exit: $48,810

10-year hold

• IRR: 35.8%
• Equity multiple: 5.42×
• Total profit: $166,999
• Equity at exit: $67,025

Cash invested: $37,800 (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: 484
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,413 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $974

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,067	-5% $1,020	+0% $974	+5% $927	+10% $880
Rent	-10% $783	-5% $878	+0% $974	+5% $1,069	+10% $1,164
Rate	-1.0pp $1,042	-0.5pp $1,008	base $974	+0.5pp $939	+1.0pp $903

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Riordan Rd Unit 1221880P Bella Vista, AR	2.0	2.0	882	$4,248	$4.82	25d	1	1.36mi
1 Endon Cir Bella Vista, AR	2.0	1.5	1040	$1,295	$1.25	15d	1	1.43mi

Listing history 18 events

1. 2026-06-22
   days on market $135,000 Active 373 DOM
2. 2026-06-18
   days on market $135,000 Active 370 DOM
3. 2026-06-17
   days on market $135,000 Active 369 DOM
4. 2026-06-15
   days on market $135,000 Active 367 DOM
5. 2026-06-14
   days on market $135,000 Active 365 DOM
6. 2026-06-10
   days on market $135,000 Active 362 DOM
7. 2026-06-09
   days on market $135,000 Active 361 DOM
8. 2026-06-08
   days on market $135,000 Active 360 DOM
9. 2026-06-07
   days on market $135,000 Active 359 DOM
10. 2026-06-05
    days on market $135,000 Active 356 DOM
11. 2026-06-03
    days on market $135,000 Active 355 DOM
12. 2026-06-02
    days on market $135,000 Active 354 DOM
13. 2026-06-01
    days on market $135,000 Active 353 DOM
14. 2026-05-31
    days on market $135,000 Active 352 DOM
15. 2026-05-31
    days on market $135,000 Active 351 DOM
16. 2025-06-13
    listed $135,000 Active
17. 2024-10-02
    soldstatus $200,000
18. 1992-06-30
    soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,960
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$3,927
• Taxable income: $10,137
• Est. tax owed @ 24.0%: −$2,433
• After-tax cash flow: $9,250/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 — Bentonville

• Score: 83/100
• State rank: #2
• US rank: #864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Benton County · 259,241 people
• City population: 67,689
• 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

+610.5% since first listed

3 events — show timeline

• 2025-06-13 Listed $135,000 NWARMLS
• 2024-10-02 Sold (Public Records) $200,000 Public Records
• 1992-06-30 Sold (Public Records) $19,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $200 · +39.1% YoY. Source: county tax records.