3 Charing Ln · Bella Vista, AR 72714

$280,000

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 52 Days on market

Built 1995 0.28 ac lot Est $276k · at est. $40/mo HOA · 2% 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).

• Cash flow +9.0/30.0
• ARV discount +6.9/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Home in Prime Bella Vista Location Near Trails & Amenities! Welcome to this well-maintained 3-bedroom, 2-bath home ideally situated in one of Bella Vista’s most desirable locations. Featuring an open-concept layout, the kitchen, living, and dining areas with newer wood laminate flooring flow seamlessly—perfect for both everyday living and entertaining. Step outside to enjoy a large, flat backyard with beautiful, established landscaping, offering plenty of space to relax, garden, or entertain. Inside, you’ll find a generously sized laundry/mudroom for added convenience and functionality. The two-car garage includes a dedicated workshop area—ideal for ho

Key facts

• 0.28 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Bella Vista POA with a $40 monthly fee; Community features: biking, clubhouse, dock, fitness center, playground, pool, tennis courts, park, trails/paths, shopping; near fire station and hospital

Exterior

• Parking: Attached garage with workshop space; Two covered spaces
• Utilities: Cable available; Electricity available; Public sewer
• Home design: Single-story home; Residential zoning; Subdivision lot; Public road frontage; Paved road
• Construction: Vinyl siding; Architectural shingle roof; Crawlspace foundation; Built 25+ years ago
• Exterior features: Concrete driveway; Deck; Porch; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Disposal; Refrigerator; Plumbed for ice maker; Eat-in kitchen; Pantry
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Blinds on windows; Attic; Ceiling fans; Eat-in kitchen; Pantry; Storage; Window treatments
• Laundry & utility: Washer and dryer included; Utility room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.6% below list).
• Recommended offer: $222k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 484 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,359 (20.6% 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 52 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
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: 0.79% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $276,320
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Mills Ln	0.13mi	3/2.0	1,328 (+6%)	2mo	$279,900	$211	81
31 Headley Dr	0.17mi	3/2.0	1,254 (-0%)	10mo	$259,300	$207	81
10 Charing Ln	0.05mi	3/2.0	1,306 (+4%)	20mo	$320,000	$245	72
2 Charing Ln	0.03mi	2/2.0 (-1)	1,350 (+8%)	14mo	$300,000	$222	68
34 Latshaw Dr	0.44mi	3/2.0	1,287 (+2%)	22mo	$289,000	$225	55
17 Sullivan Dr	0.43mi	3/2.0	1,294 (+3%)	23mo	$285,000	$220	53
16 Headley Dr	0.18mi	2/2.0 (-1)	1,444 (+15%)	14mo	$316,000	$219	47
74 Witherby Dr	0.64mi	3/2.0	1,176 (-6%)	21mo	$255,000	$217	40
7 Nettle Ln	0.57mi	3/2.0	1,388 (+10%)	22mo	$305,000	$220	35
5 Witherby Ln	0.69mi	2/2.0 (-1)	1,098 (-13%)	7mo	$185,000	$168	34

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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-3,304
• Equity at exit: $101,236

10-year hold

• IRR: 3.9%
• Equity multiple: 1.49×
• Total profit: $38,674
• Equity at exit: $139,016

Cash invested: $78,400 (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 72714

• Home prices YoY: 0.5%
• Active inventory: 484
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$40
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-218

Break-even live

Break-even rent $2,500

Max offer price $248,400

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-122	+0% $-218	+5% $-315	+10% $-412
Rent	-10% $-394	-5% $-306	+0% $-218	+5% $-131	+10% $-43
Rate	-1.0pp $-77	-0.5pp $-147	base $-218	+0.5pp $-291	+1.0pp $-365

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Mills Dr Bella Vista, AR	3.0	2.0	1844	$1,950	$1.06	16d	1	0.25mi
4 Sibsey Cir Unit 1230868P Bella Vista, AR	3.0	2.0	1765	$3,469	$1.97	23d	1	0.97mi
30 Lunsford Ln Unit 1241312P Bella Vista, AR	2.0	2.0	1119	$1,842	$1.65	16d	1	1.24mi
14 Harrington Ln Unit 1241318P Bella Vista, AR	2.0	2.0	1044	$2,578	$2.47	15d	1	1.32mi
1 Endon Cir Bella Vista, AR	2.0	1.5	1040	$1,295	$1.25	15d	1	1.32mi
12 Sunderland Dr Bella Vista, AR	3.0	2.0	1650	$1,700	$1.03	25d	1	1.39mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: landscaping

Listing history 13 events

1. 2026-06-15
   statusdays on market $280,000 Pending 52 DOM
2. 2026-06-14
   days on market $280,000 Active 51 DOM
3. 2026-06-10
   days on market $280,000 Active 48 DOM
4. 2026-06-09
   days on market $280,000 Active 47 DOM
5. 2026-06-08
   days on market $280,000 Active 46 DOM
6. 2026-06-07
   days on market $280,000 Active 45 DOM
7. 2026-06-05
   days on market $280,000 Active 42 DOM
8. 2026-06-03
   days on market $280,000 Active 41 DOM
9. 2026-06-02
   days on market $280,000 Active 40 DOM
10. 2026-06-01
    days on market $280,000 Active 39 DOM
11. 2026-05-31
    days on market $280,000 Active 38 DOM
12. 2026-05-31
    days on market $280,000 Active 37 DOM
13. 2026-04-23
    listed $290,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,683
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$480
• − Depreciation: −$8,145
• Taxable loss: −$7,496
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $-822/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

1 event — show timeline

• 2026-04-23 Listed $290,000 NWARMLS

Property tax history

-2.4%/yr

Latest (2025): $541 · -14.7% YoY. Source: county tax records.