17 Ipswich Dr · Bella Vista, AR 72714

$250,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 2 Days on market

Built 1971 0.34 ac lot Est $210k · 19% over $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 +13.9/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

* * * AMAZING IMPROVEMENTS ON THE HOME * * * Not only does the house have an peaceful view overlooking the woods. It also has a lot of new updates done to the house which include, new paint, new appliances, new lights and new floors. * * * BEAUTIFUL OPEN FLOOR PLAN * * * The sun room is a great place to set and relax. The kitchen counters has been updated as well with new epoxy countertops. Move in ready! Better hurry before its gone! This Real Estate Contract is contingent upon the successful close and sale of the Buyer’s property.

Key facts

• Open floor plan
• 16x18 sunroom
• Newer wood flooring

Tags

• HUGE CORNER LOT
• LARGE FENCED IN BACK YARD
• OPEN FLOOR PLAN
• 16X18 SUNROOM
• NEWER WOOD FLOORING
• NEWER CARPET

Property features AI

Finance

• HOA & community: Bella Vista association with a $40 monthly fee; Community features include clubhouse, fitness center, playground, recreation area, boat slip, pool, biking and trails/paths

Exterior

• Parking: Attached garage with garage door opener (1 covered space)
• Security: Smoke detectors
• Utilities: Public water; Septic system; Electricity available; Propane available; Cable available
• Home design: Single-story home; Vinyl siding; Asphalt shingle roof; Block foundation with crawlspace; Has a view
• Construction: Built with vinyl siding; Asphalt shingle roof; Block foundation and crawlspace
• Exterior features: Concrete driveway; Covered patio/porch; Storage structure; Community pool; Cleared, level corner lot with open, wooded and sloped areas and views; Paved county/public road access; Resort/subdivision setting

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Self-cleaning oven; Microwave; Microwave hood fan; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (propane backup); Central air conditioning
• Interior features: Attic; Ceiling fans; Pantry; Programmable thermostat; Quartz counters; Storage; Window treatments; Metal windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $26 ($312/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 $198k (20.9% below list).
• Recommended offer: $198k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 475 active listings in the ZIP; 1 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 $5k of equity ($2k loan paydown + $3k 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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $140k; list at $250k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $197,632 (20.9% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $209,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Woodbridge Dr	0.11mi	2/2.0 (-1)	1,104 (0%)	4mo	$185,000	$168	84
2 Teme Ln	0.26mi	2/2.0 (-1)	1,104 (0%)	3mo	$170,000	$154	79
1 Leyland Dr	0.34mi	2/2.0 (-1)	1,104 (0%)	2mo	$239,500	$217	76
9 Egton Dr	0.19mi	2/2.0 (-1)	1,070 (-3%)	10mo	$279,900	$262	71
3 Leicester Dr	0.43mi	2/2.0 (-1)	1,104 (0%)	3mo	$175,000	$159	70
3 Sudbury Ln	0.23mi	3/2.0	1,200 (+9%)	6mo	$275,000	$229	68
30 Worcester Dr	0.55mi	2/2.0 (-1)	1,121 (+2%)	0mo	$213,000	$190	64
24 Evesham Ln	0.49mi	3/1.5	1,168 (+6%)	10mo	$212,000	$182	60
2 Rochdale Dr	0.50mi	2/2.0 (-1)	1,136 (+3%)	9mo	$243,500	$214	58
2 Tenbury Ln	0.39mi	2/1.0 (-1)	1,239 (+12%)	4mo	$163,500	$132	51
6 Redditch Ln	0.31mi	2/1.5 (-1)	1,262 (+14%)	9mo	$245,000	$194	49
3 Richmond Ln	0.72mi	2/1.0 (-1)	1,184 (+7%)	9mo	$222,000	$188	40

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: 3.0%
• Equity multiple: 1.16×
• Total profit: $10,986
• Equity at exit: $90,390

10-year hold

• IRR: 7.2%
• Equity multiple: 1.92×
• Total profit: $64,221
• Equity at exit: $124,121

Cash invested: $70,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $26

Break-even live

Break-even rent $1,943

Max offer price $250,000

Occupancy floor 94%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.28mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 3 events

1. 2026-06-18
   days on market $250,000 Active 2 DOM
2. 2026-06-16
   remarks 615-char remark
3. 2026-06-16
   listed $250,000 Active 1 DOM

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$639/yr (+$53/mo · 66.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,716
• − Mortgage interest: −$14,004
• − Property taxes: −$961
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$480
• − Depreciation: −$7,273
• Taxable loss: −$4,046
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $1,283/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

+363.0% since first listed

8 events — show timeline

• 2026-06-16 Listed $250,000 NWARMLS
• 2020-03-02 Sold (Public Records) $140,000 Public Records
• 2020-02-27 Sold (MLS) $140,000 NWARMLS
• 2020-01-31 Listed $150,000 NWARMLS
• 2019-04-08 Sold (Public Records) $115,000 Public Records
• 2019-04-05 Sold (MLS) $115,000 NWARMLS
• 2018-08-10 Listed $115,000 NWARMLS
• 1993-10-26 Sold (Public Records) $54,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $961 · -2.0% YoY. Source: county tax records.