6202 SW Warrington Rd · Bentonville, AR 72713

$305,000

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 54 Days on market

Built 2017 8,276 sqft lot Est $306k · at est.

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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 +7.7/15.0
• Cash flow +6.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Ross floor plan. A wonderful 3 bedroom home, with 2 bathrooms, two car garage, very spacious and perfect for a family. Why continue renting when you can own for less?

Key facts

• Open floor plan
• Tile back splash
• Back deck

Tags

• STAINLESS STEEL APPLIANCES
• TILE BACK SPLASH
• OPEN FLOOR PLAN
• BACK DECK

Property features AI

Finance

• HOA & community: Monthly association fee; Near fire station; Near schools

Exterior

• Parking: Attached garage; 2 covered spaces
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Aluminum siding and brick exterior; Architectural shingle roof; Fronts on a public road; Sloped lot in a subdivision/near industrial park/central business district
• Construction: Built with aluminum siding and brick; Slab foundation
• Exterior features: Concrete driveway; Back yard fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Microwave hood fan; Disposal
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Attic; Ceiling fans; Eat-in kitchen; Pantry; Split bedrooms; Storage; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (41.2% below list).
• Recommended offer: $179k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Rents flat; 710 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).
• This rent is only 18% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($296k) 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 $165k; list at $305k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $179,335 (41.2% 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 54 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
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. 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: 0.59% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $306,270
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6202 SW Warrington Rd	0.00mi	3/2.0	1,494 (0%)	1mo	$300,000	$201	99
4307 SW Comstock Ave	0.10mi	3/2.0	1,459 (-2%)	3mo	$270,000	$185	88
4204 Comstock Ave	0.09mi	3/2.0	1,468 (-2%)	8mo	$295,000	$201	86
6709 SW Whitmarsh Rd	0.30mi	3/2.0	1,485 (-1%)	2mo	$305,000	$205	84
6301 Chalkstone Rd	0.15mi	3/2.0	1,585 (+6%)	6mo	$315,000	$199	78
6802 SW Chalkstone Rd	0.37mi	3/2.0	1,485 (-1%)	12mo	$315,000	$212	71
6316 SW Chestnut Hill Rd	0.12mi	3/2.0	1,332 (-11%)	10mo	$299,000	$224	68
6314 SW Chestnut Hill Rd	0.12mi	3/2.0	1,353 (-9%)	18mo	$286,200	$212	64
6905 SW Whitmarsh Rd	0.39mi	3/2.0	1,456 (-2%)	17mo	$312,500	$215	63
6901 Pilgrim Rd	0.37mi	3/2.0	1,423 (-5%)	20mo	$275,000	$193	58
4304 SW Lexington Ave	0.24mi	3/2.0	1,353 (-9%)	20mo	$277,500	$205	56
4406 SW Lexington Ave	0.29mi	3/2.0	1,310 (-12%)	12mo	$300,000	$229	56

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.54×
• Total profit: $131,242
• Equity at exit: $274,768

10-year hold

• IRR: 17.1%
• Equity multiple: 5.70×
• Total profit: $401,646
• Equity at exit: $592,548

Cash invested: $85,400 (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 72713

• Home prices YoY: 3.5%
• Rents YoY: 0.4%
• Active inventory: 710
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-474

Break-even live

Break-even rent $2,393

Max offer price $221,312

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-387	+0% $-474	+5% $-560	+10% $-646
Rent	-10% $-615	-5% $-545	+0% $-474	+5% $-403	+10% $-332
Rate	-1.0pp $-320	-0.5pp $-396	base $-474	+0.5pp $-553	+1.0pp $-633

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6611 SW Warrington Rd Bentonville, AR	3.0	2.0	1353	$1,700	$1.26	16d	1	0.27mi
6706 SW Whitmarsh Rd Bentonville, AR	4.0	2.0	1657	$1,695	$1.02	23d	1	0.30mi
6801 SW Chestnut Hill Rd Bentonville, AR	4.0	2.0	1652	$1,750	$1.06	25d	1	0.31mi
6804 SW Chalkstone Rd Bentonville, AR	4.0	2.0	1650	$1,885	$1.14	16d	1	0.38mi
5806 SW Crozier Cir Bentonville, AR	1.0–2.0	1.0–2.0	945	$1,452	$1.54	16d	25	0.41mi
4205 SW Lenox Ave Bentonville, AR	4.0	2.0	1652	$1,850	$1.12	25d	1	0.42mi
4404 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	0.54mi
4405 SW Sackett Ave Bentonville, AR	3.0	2.0	1480	$1,700	$1.15	25d	1	0.56mi
5302 SW Monaco Ln Bentonville, AR	3.0	2.0	1202	$1,550	$1.29	25d	1	0.80mi
3800 SW Mistletoe Ave Unit 1221819P Bentonville, AR	3.0	2.0	1593	$5,861	$3.68	15d	1	1.19mi
6000 SW Desert Ave Bentonville, AR	3.0	2.0	1669	$2,050	$1.23	16d	1	1.45mi
6708 SW Shady Rd Bentonville, AR	4.0	2.0	1500	$1,800	$1.20	25d	1	1.47mi

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-03-11
   listed $305,000 Active
3. 2025-09-12
   price $317,500
4. 2019-08-19
   soldstatus $165,000
5. 2017-11-01
   soldstatus $161,350 166-char remark

   Show marketing remark (166 chars)

   Ross floor plan. A wonderful 3 bedroom home, with 2 bathrooms, two car garage, very spacious and perfect for a family. Why continue renting when you can own for less?

6. 2017-02-13
   listed $161,350 166-char remark

   Show marketing remark (166 chars)

   Ross floor plan. A wonderful 3 bedroom home, with 2 bathrooms, two car garage, very spacious and perfect for a family. Why continue renting when you can own for less?

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $1,967 · $164/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $21,520
• − Mortgage interest: −$17,085
• − Property taxes: −$1,967
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$8,873
• Taxable loss: −$11,373
• Est. tax savings @ 24.0%: +$2,730
• After-tax cash flow: $-2,955/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

• Census place: Bentonville, AR
• County: Benton County · 259,241 people
• City population: 19,701
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 28,999
• Household income: $119,853
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 508.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 54% Asian 20% Two or more races 16% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 8% Spanish 6% Other Indo-European 5%

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: ▲ 10.77%
• Current HPI: 319.3081
• Rent YoY: ▲ 0.39%
• 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

+89.0% since first listed

6 events — show timeline

• 2026-05-04 Pending — NWARMLS
• 2026-03-11 Listed $305,000 NWARMLS
• 2025-09-12 Price Changed $317,500 NWARMLS
• 2019-08-19 Sold (Public Records) $165,000 Public Records
• 2017-11-01 Sold (MLS) $161,350 NWARMLS
• 2017-02-13 Listed $161,350 NWARMLS

Property tax history

-0.8%/yr

Latest (2025): $1,967 · +1.8% YoY. Source: county tax records.